ECo Sanctuary
How much is a unobstructed view of the Chestnut Nature Park worth in dollar-per-square-foot terms? Most buyers vaguely price in "greenery" — Eco Sanctuary forces you to quantify it. Situated on Chestnut Avenue in District 23, this 483-unit development by SP Setia shares a boundary with one of Singapore's largest secondary forests and the Bukit Timah Nature Reserve corridor, a UNESCO-recognised biodiversity hotspot. On a still morning, the calls of hornbills and the rustle of monitor lizards are more prominent than traffic noise. That is either a powerful lifestyle proposition or a pleasant irrelevance, depending entirely on who is buying.
Completed in 2016, Eco Sanctuary occupies the middle ground between the mature estate feel of Bukit Panjang and the newer mid-market launches proliferating along Dairy Farm Road. It is not a luxury tower. Its investment score of 55 out of 100 (as of 2026-05) reflects a project that is competent rather than exceptional on the numbers — solid rental demand, workable yields, and a lease trajectory that warrants honest scrutiny but not panic. The compelling argument for Eco Sanctuary is environmental: buyers who rank proximity to nature above proximity to the CBD will struggle to find a better-priced entry point anywhere in Singapore's private residential market.
Overview & Key Facts
ECO SANCTUARY is a 483-unit condominium along Chestnut Avenue in District 23, developed by Malaysian property giant S P Setia International (S) Pte Ltd and completed in 2016. The development sits on the western fringe of the Bukit Panjang–Chestnut corridor — a pocket of Singapore that trades urban convenience for proximity to nature reserves, wider roads, and a distinctly suburban pace of life.
True to its name, the development was conceived with an eco-themed design philosophy. Green features, landscaped decks, and a deliberate integration of natural elements into the communal spaces reflect SP Setia’s track record of nature-centric master planning from its Malaysian portfolio. The result is a mid-sized development that feels calmer and greener than its unit count might suggest, even if the “eco” branding stretches somewhat beyond what the actual sustainability credentials deliver.
At a median price of S$1,144,000 and roughly S$1,631 psf, ECO SANCTUARY occupies an interesting niche in the D23 market — more affordable than newer launches like Midwood and Dairy Farm Residences, yet offering a 10-year track record and a proven rental market with 381 recorded rental transactions and a 3.46% gross yield.
Location & Connectivity
Chestnut Avenue is not a location that wins awards for walkability. ECO SANCTUARY’s walk score of 37 reflects the reality: this is car-dependent living, with limited pedestrian infrastructure connecting the development to daily amenities. The nearest LRT station is Bangkit at 1.09 km — technically walkable but not pleasant in Singapore’s climate. The Bukit Panjang LRT connects to Bukit Panjang MRT (Downtown Line), adding one transfer before reaching the city.
The bigger story here is the pending Cross Island Line (CRL). A future CRL station is planned approximately 850 metres from ECO SANCTUARY, which would transform the connectivity calculus entirely. The CRL will be Singapore’s longest MRT line, connecting Changi to Tuas via the heartlands. When operational, residents would gain direct MRT access without the LRT transfer — a genuine game-changer for property values in this corridor. However, exact station locations and timelines remain subject to confirmation, so buyers should price this as upside potential rather than certainty.
For drivers, the development offers reasonable expressway access to the BKE and KJE, putting the CBD within 25–30 minutes in off-peak conditions. Daily errands are handled by Bukit Panjang Plaza and Hillion Mall near Bukit Panjang MRT, both about a 5-minute drive away. Grocery runs typically mean driving to the NTUC FairPrice at Bukit Panjang Plaza or the Cold Storage at Hillion.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Bukit Panjang Government High School | secondary | ~1.2 km |
| Fajar Secondary School | secondary | ~1.5 km |
| Xishan Primary School | primary | ~1.5 km |
| Pei Hwa Presbyterian Primary School | primary | ~1.5 km |
| Bukit Panjang Primary School | primary | ~1.6 km |
| Springdale Primary School | primary | ~1.7 km |
| Zhenghua Primary School | primary | ~1.8 km |
| Greenridge Secondary School | secondary | ~1.9 km |
Facilities
For a 483-unit development, ECO SANCTUARY provides a reasonable but not exceptional facilities suite. The eco-themed landscaping is the standout — lush greenery, water features, and themed garden areas that extend the nature-adjacent character of the Chestnut Avenue setting. Standard offerings include a 50m lap pool, a wading pool, gymnasium, tennis court, BBQ pavilions, function room, and a children’s playground. The clubhouse is competently designed without being remarkable.
“The landscaping really sets this development apart from cookie-cutter condos. It genuinely feels like living in a garden, especially the common areas facing the nature corridor side. The facilities are decent for a mid-sized condo — nothing over the top, but well-maintained.”
— Resident review via PropertyGuru
Where ECO SANCTUARY falls short relative to mega-developments is variety. There is no indoor sports hall, no onsen or spa facilities, and the gym is functional rather than expansive. For a development marketed on eco-credentials, the absence of features like solar panels, rainwater harvesting systems, or EV charging stations feels like a missed opportunity — though these were less standard in 2016-era developments. Maintenance has generally been well-regarded, with the MCST keeping communal areas in good condition.
Unit Sizes & Layout
ECO SANCTUARY offers a mix of 1-bedroom to 4-bedroom configurations across its 483 units, with layouts that are reasonably efficient by 2016 standards. Unit sizes are competitive for the era — not as generous as older mega-developments but noticeably more liveable than the ultra-compact formats that dominate post-2018 launches. The 2-bedroom and 3-bedroom units represent the bulk of the stock and are the most actively transacted in the resale market.
Interior finishings are mid-market, consistent with SP Setia’s positioning. Buyers acquiring resale units today should budget for kitchen and bathroom refreshes if moving from a newer development. Ceiling heights and natural ventilation are adequate, and the eco-design ethos translates into reasonable cross-ventilation in most stack orientations — useful for reducing air-conditioning reliance in Singapore’s climate.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 45 | $1,485 | $972,386 |
| 2 BR | 22 | $1,467 | $1,103,076 |
| 3 BR | 41 | $1,496 | $1,557,987 |
| 4 BR | 8 | $1,405 | $2,103,750 |
Pricing & Market Position
Based on 116 recorded transactions, sale prices range from $680,000 to $2,350,000, averaging $1,282,177 (~$1,613 psf).
Rents range from $1,800 to $6,600 per month across 388 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 21.2% (from $1,331 to $1,613 psf).
Neighbourhood Comparison
In the D23 corridor, ECO SANCTUARY competes most directly with Sol Acres (S$1,380 psf), Midwood (S$1,729 psf), and Dairy Farm Residences (S$1,659 psf). Sol Acres is the value play — a 1,327-unit mega-development with lower psf but a more utilitarian design and EC-to-private conversion history. Midwood and Dairy Farm Residences are newer with fresher leases, but command 6–18% premiums over ECO SANCTUARY with comparable unit sizes.
The meaningful differentiator for ECO SANCTUARY is its positioning: it sits at the intersection of affordability, eco-design, and nature proximity in a way that none of its competitors fully replicate. Sol Acres is cheaper but lacks the design intent. Midwood is newer and closer to Hillview MRT but at a meaningful premium. Dairy Farm Residences offers a similar nature-adjacent vibe but also at a higher price point. Buyers choosing between these options are essentially weighing lease freshness and MRT proximity against price and established track record.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ECO SANCTUARY | 99 yrs lease commencing from 2012 | 2016 | 483 | $1,613 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
Lease Decay Analysis
The 99-year lease runs from 2012, meaning approximately 14 years have already been consumed. Roughly 85 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~85 years | Full bank financing available |
| 2042 | ~69 years | CPF usage still unrestricted for most buyers |
| 2051 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2071 | ~39 years | Significant financing restrictions for next buyer |
| 2111 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~75 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates ECO SANCTUARY across multiple dimensions.
What Residents Say
“We moved here for the greenery and quiet surroundings. Weekend mornings we walk to Chestnut Nature Park — it’s become our routine. The trade-off is you really need a car for everything else. Public transport access is poor.”
— Resident review via PropertyGuru
“Affordable entry point for a D23 condo with decent-sized units. The eco landscaping is genuinely nice and the development is well-maintained. Just be prepared for the commute if you work in the CBD — it adds 15–20 minutes compared to living near an MRT.”
— Resident review via EdgeProp
“Rental market is active here, which is reassuring for exit options. Tenants tend to be families who appreciate the space and nature. Main complaint is the distance to anything resembling a food court or hawker centre.”
— Owner-investor via EdgeProp
The resident feedback pattern is remarkably consistent: people who chose ECO SANCTUARY did so deliberately for the nature-adjacent lifestyle and relative affordability, and most are satisfied with that trade-off. The recurring friction point is accessibility — public transport limitations, distance to food options, and the reality that a car is effectively mandatory. Maintenance and management quality receive generally positive mentions, with the landscaping frequently cited as a highlight.
Nature reserve adjacency at OCR pricing. Eco Sanctuary's northern boundary abuts the Chestnut Nature Park trail network and the Bukit Timah Nature Reserve fringe — the same green corridor that commands S$2,200–S$3,200 psf premiums in District 21 developments like The Reserve Residences and The Sen (as of 2026-Q1). Eco Sanctuary's resale average of S$1,632 psf (as of 2025-12) is approximately 30–50% below that band, making it the most affordable point of entry to nature-adjacent living in Singapore's private market. The price gap is structural: D23 is OCR, D21 is RCR, and the URA Master Plan residential zoning for this corridor is unlikely to shift.
Cashew MRT within 500m. The Downtown Line 2 station at Cashew MRT is approximately a five-minute walk from Eco Sanctuary's main gate. Cashew connects to Botanic Gardens interchange (Circle Line) in two stops and to Bugis, City Hall, and the CBD core in under 20 minutes by train. For a development positioned as a nature retreat, this is a genuinely rare combination: forest on one side, city-rail connectivity on the other. Bangkit LRT (BP9) and Pending LRT (BP8) also serve residents who prefer bus-feeder access into the Bukit Panjang network, giving the project three transit touchpoints in total.
Consistent rental demand from nature-seeking expats and professionals. Average monthly rent at Eco Sanctuary held at S$3,632 in 2025, unchanged from 2024 levels, against a District 23 average of S$3,944 (as of 2026-Q1). The project rents at a slight discount to the district's blended average — a function of its distance from the Bukit Panjang retail cluster rather than any occupancy problem. Occupancy rates have remained firm, and the development's positioning as an "eco" address has cultivated a stable tenant profile of nature-oriented professionals and families willing to pay a modest premium over nearby conventional estates. Estimated gross yield is approximately 2.7% at current resale prices and rents (as of 2026-Q1), in line with the OCR condo segment broadly. Property tax on a rented-out unit is assessed at 10–20% of Annual Value under the IRAS property tax schedule for non-owner-occupied residential properties. Cross-check your own numbers with the mortgage repayment calculator and the rental yield map.
Three-tower layout maximises green-view allocation. The project's three 24-storey blocks are oriented to maximise north-facing units towards the nature corridor, meaning a higher proportion of units than in a typical city-grid development benefit from the green aspect. The large central landscape deck — nearly half a hectare — includes a 50m lap pool, lawn bowl, island club, and barbeque pavilion, all framed against the forest canopy backdrop that makes the development photographically distinctive. Maintenance is funded by a 483-unit base, giving a manageable sinking fund even without a top-tier MCST.
Lease decay is the primary watch item. Eco Sanctuary's 99-year lease commenced in 2012, leaving approximately 86 years as of 2026. On that timeline there is no immediate depreciation concern, but buyers should model the mid-lease impact now. Under MAS loan-to-value and TDSR rules, CPF housing withdrawal is restricted once a property's remaining lease falls below 60 years for buyers over 55, and banks typically tighten LTV on properties with fewer than 70–75 years remaining — milestones that are 26–31 years away. The lease decay calculator lets you model how much of the current psf premium you may surrender at various future resale points. Buyers in their 30s buying a 25+ year horizon are well-positioned; buyers in their 50s should model the 30-year exit explicitly. For a detailed framework, see the guide on freehold versus leasehold decision-making in Singapore.
PSF below D23 average signals muted capital growth relative to newer launches. Eco Sanctuary's resale PSF of S$1,623 in 2024 and S$1,632 in 2025 (as of 2025-12) represents a 2–3% discount to the District 23 blended average of S$1,592–S$1,612 for the same period — but newer launches like Dairy Farm Residences have pushed the upper D23 band to S$1,839 psf. The gap is partly a vintage effect (Eco Sanctuary's 2016 TOP and mid-estate address vs newer launches closer to the rail nodes) and partly a lease-decay market pricing effect. Capital appreciation since TOP has been positive in nominal terms, but buyers expecting the rapid psf growth of CCR or RCR assets are not the right audience for this development.
Retail and F&B access requires a car or feeder transit. Eco Sanctuary's Chestnut Avenue address is approximately 800m to 1.2km from the nearest substantial F&B cluster at Cashew Road and the Hillion Mall at Bukit Panjang MRT. Hawker centres and wet markets are concentrated near the LRT interchange, not at the development's doorstep. For residents who prioritise walking to daily amenities, this is a genuine trade-off. The commute time map shows the radial transit journey times from this address accurately; the last-mile to daily shops adds 10–15 minutes versus a more central OCR estate.
En-bloc potential is low. With a shioknest en-bloc score of 20 out of 100 (as of 2026-05), Eco Sanctuary ranks in the bottom quartile for collective-sale candidacy. At 483 units, achieving the 80% consent threshold is organisationally complex; the remaining lease complicates the land value arithmetic for any developer; and planning guidelines for the Chestnut Nature Park buffer zone may constrain GFA uplift. Investors buying specifically for en-bloc upside should consult the collective sale process guide and run the numbers carefully before relying on that exit thesis.
[
{
"persona": "Nature-oriented upgrader from Bukit Panjang HDB",
"fit_color": "green",
"reason": "The most natural buyer: already familiar with the neighbourhood, benefits from proximity to Cashew MRT without paying RCR or CCR premiums. Eco Sanctuary at ~S$1,600 psf offers a meaningful lifestyle upgrade from an HDB resale at a quantum many Bukit Panjang upgraders can absorb. Lease tenure is compatible with a 20-25 year ownership horizon typical for mid-life upgraders."
},
{
"persona": "Family with school-age children prioritising green space",
"fit_color": "green",
"reason": "The Chestnut Nature Park trail network is directly accessible on foot — a rare amenity for children. Bukit Panjang primary schools including West View Primary are within a 1-2km radius. D23 is competitively priced for family-sized three- and four-bedroom units. Cashew MRT also connects to Botanic Gardens and City Hall, giving school-run flexibility."
},
{
"persona": "Nature-seeking foreign professional (Employment Pass)",
"fit_color": "green",
"reason": "Expat tenants seeking a Singapore address that feels removed from urban density — without sacrificing a 20-minute CBD commute — rate this development highly. Rental supply in this niche is thin across the island, and Eco Sanctuary fills it cleanly. Rental yields of approximately 2.7% gross are modest but stable for landlords (as of 2026-Q1)."
},
{
"persona": "Investor targeting short-term capital appreciation",
"fit_color": "amber",
"reason": "D23 posted 42.9% median unlevered returns as of March 2026 — the highest district-level figure — but that reflects the district broadly, and Eco Sanctuary's own psf growth has been steady rather than sharp. The lease trajectory and competition from newer launches cap the upside. Suitable as a yield-and-hold play, not a momentum trade."
},
{
"persona": "Retiree or downsizer (age 60+)",
"fit_color": "amber",
"reason": "The peaceful green setting is appealing for retirees, but the 86-year remaining lease creates CPF withdrawal and exit-LTV complications for buyers in this age cohort. Worth modelling the 30-year resale scenario carefully before committing. A freehold alternative in the same budget may offer cleaner late-life liquidity."
},
{
"persona": "En-bloc speculator",
"fit_color": "red",
"reason": "En-bloc score of 20 out of 100 places this project firmly outside realistic collective-sale territory for the next 10-15 years. Consent complexity at 483 units, planning constraints adjacent to a nature buffer, and remaining lease arithmetic all work against this thesis."
}
]
Eco Sanctuary is a rare property that delivers on its marketing proposition without inflating it: the nature adjacency is genuine, the transit connectivity is real, and the pricing reflects the District 23 OCR reality rather than pretending to offer D21 credentials at D23 prices. For buyers whose life calculus weights morning birdcalls, trail runs, and the psychological decompression of forest views over the convenience of a hawker centre downstairs, this is one of the most cost-effective addresses in Singapore's private market (as of 2026-Q1).
The honest caveat is the lease. At 86 years remaining, the runway is comfortable for a 20–25 year holding horizon but should be stress-tested for any buyer over 50 or any buyer planning to use maximum CPF across the full term. Run the lease decay calculation against your specific age and funding mix before signing. Compare it against freehold alternatives in the side-by-side property comparator — it is the only way to put a number on the comfort gap rather than relying on intuition.
The broader District 23 case is strengthening: the district posted the highest median unlevered return of any Singapore planning area in March 2026 (42.9%), and Cashew MRT's Downtown Line connection has meaningfully compressed travel times to the CBD over the last five years (as of 2026-Q1). Eco Sanctuary is not the fastest-appreciating asset in this district — that distinction belongs to newer launches closer to the rail interchanges — but it may be the most liveable. Suggested holding period: 15–25 years, matching the project's natural cadence as a lifestyle asset rather than a trading vehicle. Review the full District 23 property analytics to benchmark where Eco Sanctuary sits within the broader D23 market.