The Botany At Dairy Farm
The Botany at Dairy Farm rounded out the post-2020 Dairy Farm cluster as a 386-unit, 99-year leasehold launch from Sim Lian’s development arm — the third major District 23 launch to anchor the Hillview-Dairy Farm corridor in five years, following Dairy Farm Residences (2019) and The Myst (2023). Sitting on a 99-year lease from 2022 with roughly 96 years remaining as of this review, and obtaining TOP in 2023, the project enters the resale market with one of the longest leasehold runways in the Bukit Panjang precinct. Its positioning is deliberate: a mid-scale, nature-fringe Outside-Central-Region (OCR) project tethered to Hillview MRT on the Downtown Line and walled by the Bukit Timah Nature Reserve to the south.
This review weighs the genuine merits — premium lease, DTL connectivity, and a nature-immersion thesis that few mass-market projects can credibly claim — against the structural reality of a 386-unit absorption schedule unfolding inside a cluster that has launched roughly 1,000 units within a one-kilometre radius in half a decade. Benchmark pricing against neighbouring options via the side-by-side comparison tool, and contextualise within the broader District 23 market.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 23 spans Bukit Panjang, Hillview, Choa Chu Kang, and Upper Bukit Timah — an OCR belt that has spent the past decade graduating from satellite-suburban to genuinely amenity-rich. The Hillview sub-precinct, where The Botany sits, has been the principal beneficiary of the Downtown Line extension: Hillview MRT (DT3) opened in 2015 and now offers direct rail access to Newton, Little India, Bugis, and the new Downtown core. The URA Master Plan earmarks the Bukit Timah corridor for sustained low-density, green-buffered residential intensification — a planning posture that protects the precinct’s nature-fringe character against the high-density build-out happening in neighbouring Tengah and Jurong.
The site’s defining amenity is environmental rather than commercial. Dairy Farm Nature Park sits within walking distance, the Bukit Timah Nature Reserve — Singapore’s highest natural point and a designated ASEAN Heritage Park — flanks the precinct, and the Rail Corridor green spine threads the western edge. Commercial amenity is concentrated at HillV2 and The Rail Mall, with Bukit Panjang Plaza and the Junction 10 hub a short DTL or LRT ride away. The structural thesis is straightforward: a mature, nature-immersion residential precinct with DTL connectivity and protected low-density planning posture. The pricing question is whether OCR psf at The Botany — underwritten on the cluster’s newest lease — remains defensible against absorption pressure from Dairy Farm Residences and The Myst on the resale shelf. Stress-test the affordability envelope with our affordability calculator and review heatmap context via the price heatmap.
Overview & Key Facts
The Botany at Dairy Farm is a 386-unit nature-themed development by Sim Lian Group, tucked along Dairy Farm Walk in District 23. Completed in 2023 with a 99-year lease from 2022, the project sits on a generous 168,597 sq ft site with roughly 70% of the land area dedicated to communal landscaping and facilities — a ratio that immediately signals the developer’s intent to create a green sanctuary rather than a maximised plot ratio play.
The development comprises five blocks ranging from 9 to 15 storeys, arranged to frame views of the adjacent Dairy Farm Nature Park and the fringes of Bukit Timah Nature Reserve. Sim Lian — a developer with over 40 years of experience in Singapore — has leaned into the site’s natural setting with biophilic design elements including a nature-inspired arrival court, extensive tree planting, and garden pavilions woven through the grounds. The name “Botany” is not accidental: this is a condo that positions itself as a retreat from urban Singapore.
The buyer profile skews toward nature enthusiasts and families who prioritise green space over urban convenience. At an average PSF of $2,070, The Botany is competitively priced against newer OCR launches, though its low walkability score of 32/100 reflects a genuine trade-off: you gain proximity to some of Singapore’s most pristine nature reserves but sacrifice the daily convenience of a town-centre location.
Location & Connectivity
Location is where The Botany’s identity becomes polarising. The development sits in the Dairy Farm estate, a quiet residential pocket bordered by Bukit Timah Nature Reserve to the south and Dairy Farm Nature Park to the west. For nature lovers, this is an extraordinary setting — you can walk into primary rainforest within minutes. For daily commuters, the reality is more nuanced. Hillview MRT station on the Downtown Line is approximately 710 metres away (about a 9-minute walk), while Cashew MRT is 970 metres. Neither walk is fully sheltered, and the route to Hillview involves a slight incline.
Dairy Farm Nature Park connects directly to Bukit Timah Nature Reserve, Singapore’s oldest forest reserve. The park features the Wallace Education Centre, a quarry-turned-lake, and extensive mountain biking trails. Residents of The Botany can access these trails on foot in under 5 minutes — a lifestyle perk that no town-centre condo can match.
Daily amenities require some effort. HillV2, the small retail cluster near Hillview MRT with a Cold Storage supermarket and a handful of F&B outlets, is the closest shopping option at about 700m. For serious grocery runs or retail therapy, Rail Mall (a charming row of shophouses along Upper Bukit Timah Road) is a short drive, while Bukit Panjang Plaza and Hillion Mall near Bukit Panjang MRT are roughly 2.5 km away. There is no hawker centre within comfortable walking distance.
The school situation is a notable weakness. All primary schools are beyond the 1 km registration priority zone: Pei Hwa Presbyterian Primary (1.45 km) and Bukit Panjang Government High School (1.63 km) are the nearest options. However, the German European School Singapore sits directly across Dairy Farm Lane — a significant draw for expatriate families. Driving is well-served by the BKE and PIE, both accessible within 5 minutes.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | primary | ~1.5 km |
| Bukit Panjang Government High School | secondary | ~1.6 km |
| Fajar Secondary School | secondary | ~1.8 km |
| Bukit Panjang Primary School | primary | ~1.9 km |
| Springdale Primary School | primary | ~1.9 km |
| Xishan Primary School | primary | ~1.9 km |
Facilities
The Botany makes excellent use of its generous site area. The centrepiece is a 50-metre lap pool oriented to capture afternoon light, complemented by a leisure pool, aqua gym, and children’s water play area. A full-sized tennis court, well-equipped gymnasium, rock climbing wall, and jogging trail wind through the landscaped grounds. Unique touches include a co-working space (reflecting post-COVID lifestyle shifts), spa beds, and multiple garden pavilions set within the extensive planting. The large communal lawn — the Grand Lawn — is a genuine gathering space rather than a decorative afterthought.
“The grounds feel like a resort because of how much space there is. With only 386 units on this site, you rarely have to queue for the pool or gym. The jogging trail through the gardens is my morning routine — it connects seamlessly to the Dairy Farm Nature Park trails.”
— Resident review, PropertyGuru, 2025
Unit Sizes & Layout
Unit types range from 1-bedroom + study (506 sq ft) to 5-bedroom (1,765 sq ft), with 3-bedroom configurations comprising roughly 45% of the total supply. The layouts are practical and well-proportioned, with efficient floor plates that avoid excessive planter and bay window space. The 3-bedroom units at approximately 990–1,066 sq ft offer solid family-sized living, while the 4-bedroom units at around 1,335 sq ft include a proper dry kitchen and utility space. Finishes are functional rather than premium — consistent with Sim Lian’s value-oriented positioning.
Stacks facing west toward Dairy Farm Nature Park enjoy the most desirable views — unblocked greenery as far as the eye can see. South-facing units on the upper floors may catch glimpses of the Bukit Timah ridgeline. Avoid lower-floor units in the blocks closest to Dairy Farm Walk if road noise is a concern, though traffic volumes are generally low in this area.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 98 | $2,123 | $1,262,745 |
| 2 BR | 86 | $2,057 | $1,705,909 |
| 3 BR | 186 | $2,024 | $2,272,260 |
| 4 BR | 18 | $1,963 | $3,032,067 |
Pricing & Market Position
Based on 388 recorded transactions, sale prices range from $988,000 to $3,288,000, averaging $1,926,997 (~$2,132 psf).
Price Appreciation
From 2023 to 2026, the average PSF has appreciated by 2.5% (from $2,072 to $2,124 psf).
Neighbourhood Comparison
Within D23, The Botany competes with Dairy Farm Residences ($1,659 PSF, 460 units) — a slightly older neighbour from 2019 with a similar nature-adjacent positioning but at a lower PSF. Midwood ($1,728 PSF, 564 units) near Hillview MRT offers closer MRT proximity at a lower price point. The larger Sol Acres EC ($1,380 PSF, 1,327 units) represents the budget alternative, though its privatised EC status and massive unit count mean a different ownership experience.
The Botany’s differentiator is its generous site area and low density — at 386 units on 168,597 sq ft, residents get significantly more breathing room than at Sol Acres or Midwood. However, the $342–$411 PSF premium over Dairy Farm Residences and Midwood is a real consideration, particularly given the unproven rental market. For buyers torn between nature and convenience, Midwood’s closer MRT proximity may tip the scales despite its smaller site.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,132 |
| 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 MYST | 99 yrs lease commencing from 2023 | 2023 | 408 | $2,094 |
Lease Decay Analysis
The 99-year lease runs from 2022, meaning approximately 4 years have already been consumed. Roughly 95 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~95 years | Full bank financing available |
| 2052 | ~69 years | CPF usage still unrestricted for most buyers |
| 2061 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2081 | ~39 years | Significant financing restrictions for next buyer |
| 2121 | 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 ~85 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE BOTANY AT DAIRY FARM across multiple dimensions.
What Residents Say
“We chose The Botany specifically for the nature access. My husband and I are avid hikers and trail runners — having Bukit Timah Nature Reserve a 5-minute walk away is priceless. The condo grounds are beautiful and the pool has a resort feel. It’s quiet here in the best possible way.”
— Resident review, StackedHomes, 2024
“The location is beautiful but honestly isolated. We have to drive for almost everything — groceries, hawker food, tuition centres. HillV2 has a Cold Storage but that’s about it for walking-distance options. Two cars are almost a necessity for families here.”
— Resident review, EdgeProp, 2025
“Value for money is decent compared to what’s launching now. The 3-bedder sizes are generous and the finishes are acceptable — not luxury, but solid. The German European School across the road is a big draw for expat families we know.”
— Resident review, PropertyGuru, 2025
1. Premium leasehold runway (~96 years). Issued on a 99-year lease from 2022, The Botany enters 2026 with approximately 96 years remaining — one of the longest leasehold runways available on the OCR resale shelf. For long-hold owner-occupiers and multi-decade investors, this materially defers lease-decay drag relative to sibling projects with older lease commencement dates. Model the decay differential against alternatives using our lease decay calculator.
2. Downtown Line connectivity at Hillview MRT. Hillview MRT (DT3) is a short walk and offers direct DTL access to Newton, Little India, Bugis, and the new Downtown stretch — a connectivity profile that the older parts of District 23 (Bukit Panjang LRT-dependent stacks) cannot match. For dual-income households where one partner commutes into the CBD or Downtown corridor, the DTL access is a genuine quality-of-life advantage rather than a marketing line. Estimate carrying costs with our mortgage calculator.
3. Nature halo: Dairy Farm Nature Park and Bukit Timah Nature Reserve. The Botany’s most defensible non-commodity attribute is its immediate adjacency to two of Singapore’s most protected green assets. Dairy Farm Nature Park sits within walking distance, and the Bukit Timah Nature Reserve — Singapore’s highest natural point, an ASEAN Heritage Park, and structurally protected against redevelopment — flanks the precinct. This is not a view that can be built out by a future neighbouring launch; it is a planning-protected amenity that compounds over the hold period.
4. Sim Lian execution and mid-scale facility density. Sim Lian’s JV delivered the project on schedule with TOP in 2023, and the 386-unit scale strikes a workable balance — large enough to support meaningful resort-style facilities (lap pool, gym, function rooms, communal greens) without the lift-and-pool congestion that 1,000+ unit competitors impose at peak hours. For buyers who value facility density per maintenance dollar without absorbing the common-area density penalty, the scale is well-calibrated. Compare total cost of ownership via the total cost calculator.
1. Cluster competition: three launches in five years. The defining structural risk is the absorption stack within a one-kilometre radius. Dairy Farm Residences (460 units, TOP 2021), The Myst (408 units, TOP launching), and The Botany (386 units, TOP 2023) collectively deliver roughly 1,250 units into the same Hillview-Dairy Farm submarket within half a decade. Secondary-market listings now compete directly with one another on view, floor, lease, and finish — a competitive dynamic that did not exist when the precinct was anchored solely by older Hillview developments. Sellers should price honestly; buyers can negotiate. Benchmark using the comparison tool.
2. 386-unit absorption schedule and resale liquidity. Mid-scale developments occupy a structurally awkward position: too small to anchor a self-sustaining facility ecosystem with deep amenity premia, too large to enjoy boutique scarcity in the secondary market. As The Botany’s initial owner-occupier cohort transitions through life-stage moves (HDB-upgrader exits, family-size changes, relocation), resale volume will pulse rather than flow — a dynamic that can compress pricing in soft months. Stress-test resale exit assumptions with our holding period calculator.
3. OCR yield compression. District 23 rental demand is real but structurally thinner than CCR or RCR precincts — tenants in the Hillview corridor skew toward expat families, dual-income locals working along the DTL, and lifestyle-driven renters who could equally choose Bukit Timah or Sixth Avenue. Gross yields have tracked the broader OCR compression, and buyers underwriting on rental coverage should pressure-test against current District 23 data via the cash flow calculator and the ROI calculator.
4. Hillview-precinct amenity ceiling. Commercial amenity in the immediate catchment is concentrated at HillV2 and The Rail Mall — both functional but neither is a destination retail anchor in the way that Orchard, Vivocity, or Jurong East deliver. The trade-off for nature immersion is a thinner everyday-retail layer than denser OCR precincts. For households that prioritise walking-distance grocery diversity and lifestyle retail density, the nearest larger anchor is Bukit Panjang Plaza — accessible but not adjacent.
5. OCR launch pipeline pressure. The broader OCR launch pipeline — Lentor, Tengah, the eastern corridor — continues to print new psf comparisons that the Hillview cluster must defend against. Buyers should benchmark The Botany’s asking psf against new launches on the DTL extension and the Tengah rollout before committing. Use our new launch vs resale calculator to frame the decision.
Best fit: Long-hold owner-occupiers who genuinely value nature-immersion living and will use the Dairy Farm Nature Park and Bukit Timah Nature Reserve weekly — this is where The Botany’s structural differentiation is sharpest. Also suited to DTL-commuting dual-income households who want a 96-year lease runway and are willing to absorb the cluster-competition risk in exchange for premium lease optionality. Estimate stamp duty exposure with our stamp duty calculator.
Marginal fit: Mid-cycle investors underwriting primarily on yield — the OCR rental ceiling and District 23 tenant pool depth are real constraints, and the cluster absorption pressure can compress capital gains in soft years. Compare alternatives across districts via the district comparison calculator before committing. Use the refinancing calculator to model multi-year debt servicing under different rate scenarios.
Poor fit: Short-term flippers betting on launch-to-resale appreciation — the 386-unit absorption schedule combined with Dairy Farm Residences and The Myst resale supply structurally caps near-term capital gains. Also poor fit for buyers who require a high-density retail and dining catchment at walking distance, and HDB upgraders without sufficient cash buffer for the OCR premium (model the transition carefully with the HDB grant calculator and TDSR calculator). For couples considering ownership restructuring, the decoupling calculator can quantify trade-offs.
Verdict: Hold-bias for nature-immersion owner-occupiers with DTL commuting needs; selective for investors. The Botany at Dairy Farm is a structurally sound OCR product with two genuinely differentiated assets — a 96-year leasehold runway and planning-protected nature adjacency — that the broader Hillview cluster cannot fully replicate. The execution risk is concentrated in cluster absorption: 386 units competing against Dairy Farm Residences and The Myst in the same submarket means secondary-market pricing is anchored by the cheapest motivated seller in the cluster, not by intrinsic project value.
For owner-occupiers who will actually use the nature parks weekly and intend to hold 8-12+ years, The Botany delivers a lifestyle that thinner-green OCR alternatives cannot match — and the lease premium compounds materially over a long hold. For investors, the calculus is tighter: yields are OCR-compressed, capital gains face cluster-absorption drag through the late-2020s, and the broader OCR launch pipeline keeps pricing comparisons honest. Underwrite conservatively, negotiate firmly on the 3-7% range against sibling-project listings, and prioritise stacks with unobstructed nature-facing aspect to differentiate from the cluster resale herd. Cross-check pricing against the District 23 benchmarks and the price heatmap before committing.