The Jade
Overview & Key Facts
The Jade is a 280-unit condominium located at 9 Bukit Batok Central Link in District 23. Developed by Sim Lian (Bukit Batok) Pte Ltd on a 99-year lease commencing from 2001, the development achieved TOP in 2004 and has been a fixture of Bukit Batok’s town centre for over two decades. The 31-storey tower sits immediately adjacent to Bukit Batok MRT station on the North-South Line, with a sheltered walkway connecting residents to the station in under a minute.
Sim Lian has a strong track record in the OCR market, having subsequently developed projects like Hillion Residences and Treasure at Tampines. The Jade was an early example of their pragmatic design philosophy: generous unit sizes, functional layouts, and a no-frills approach to finishings. The unit mix is notably spacious by today’s standards, offering 2-bedroom to 5-bedroom configurations ranging from approximately 1,011 to 3,881 sqft — sizes that newer launches in D23 simply cannot match at comparable quantum levels.
At an average PSF of S$1,389 over the trailing 12 months, The Jade sits below the district’s newer entrants like Midwood (S$1,729 psf) and Lumina Grand (S$1,514 psf). The gross yield of 3.41% is respectable for D23, underpinned by consistent rental demand from the MRT proximity. However, the lease position demands honest attention: at 74 years remaining, The Jade will drop below the psychologically important 60-year mark in just 14 years (around 2040), below 40 years by 2060, and below 30 years by 2070. Buyers must model their exit strategy around these milestones.
Location & Connectivity
The headline number tells the story: Bukit Batok MRT (NS2) is just 80 metres away. This is not approximate marketing distance — residents walk through a sheltered linkway and arrive at the station entrance in under a minute. Bukit Batok station sits on the North-South Line, providing direct service to Orchard (8 stops), City Hall (10 stops), and Raffles Place (11 stops). The CBD is reachable in approximately 30 minutes during peak hours. Bukit Gombak MRT (NS3) is also accessible at 1.12km for the occasional alternative.
For drivers, the PIE (Pan-Island Expressway) entrance is a short drive via Bukit Batok East Avenue 3, providing access to the CBD, Jurong, and Changi. In off-peak conditions, Orchard Road is roughly 20 minutes by car. The Bukit Batok bus interchange, located adjacent to West Mall, serves numerous bus routes covering the western corridor and cross-island connections.
Day-to-day amenities are well covered. West Mall is directly across the road — a 3-minute walk that gives residents access to a cinema, library (Bukit Batok Public Library), supermarket, food court, and a wide range of retail and F&B options. Bukit Batok Town Centre, with its hawker centre, wet market, and HDB shophouses, is equally close. For larger retail needs, Junction 10 and the upcoming Jurong Lake District are within easy reach.
Bukit Batok has undergone steady upgrading since The Jade’s completion. The area now benefits from improved park connectors linking to Bukit Batok Nature Park and Little Guilin, providing green recreational options that are surprisingly good for a town centre location. The neighbourhood retains an honest heartland character — it lacks the lifestyle polish of Bukit Timah or Holland Village, but delivers practical suburban living at a significant price discount.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Huamin Primary School | primary | Within 1 km |
| Bukit View Primary School | primary | Within 1 km |
| Princess Elizabeth Primary School | primary | Within 1 km |
| Fuhua Primary School | primary | ~1.2 km |
| Dazhong Primary School | primary | ~1.3 km |
| Lianhua Primary School | primary | ~1.3 km |
| CHIJ Our Lady of the Nativity | primary | ~1.6 km |
| Dunearn Secondary School | secondary | ~1.6 km |
Facilities
For a 280-unit development from 2004, The Jade’s facilities are genuinely above average. The development features a large Roman-style swimming pool, wading pool, Jacuzzi, aquatic beds, a well-equipped gymnasium, tennis court, sauna, BBQ pits, a function room, children’s playground, and landscaped gardens. The presence of a tennis court is notable — many developments of this size omit it entirely, and newer compact condos in D23 cannot match this provision.
“The pool is actually one of the best things about The Jade. It’s a proper size — not those tiny dipping pools you get in new condos. My kids love the wading pool area and we use the BBQ pavilion regularly. For 280 units, the facilities never feel overcrowded.”
— Resident review via PropertyGuru
The honest assessment: facilities are well-maintained but show their age. The gym equipment is functional but dated compared to newer developments. The pool deck and common areas have been maintained to a reasonable standard by the MCST, but the finishings reflect early-2000s design sensibilities. The 280-unit count is a sweet spot — large enough to support a full facilities deck without the overcrowding that plagues mega-developments, and small enough to keep maintenance fees manageable.
Unit Sizes & Layout
The unit mix at The Jade is where the development genuinely stands out from modern competition. Spanning 2-bedroom to 5-bedroom configurations with built-up areas from approximately 1,011 sqft to 3,881 sqft, these are generously sized units by any era’s standards — and by today’s, they feel almost luxurious. A typical 3-bedroom unit at The Jade offers more living space than a 4-bedroom unit in many new launches. This space advantage is the single biggest reason The Jade continues to attract families despite its ageing lease.
Layouts are practical and square, with minimal wasted corridor space — a hallmark of early-2000s design before the era of ultra-compact shoebox units. Kitchens are enclosed in most configurations, living and dining areas are genuinely proportioned for family use, and bedrooms comfortably accommodate standard furniture without the cramped “bed-and-nothing-else” feel of newer compact units. The 5-bedroom penthouses are rare in the OCR market and represent exceptional space for families.
“We moved from a newer condo and the difference in space is night and day. Our 4-bedder here is almost 2,000 sqft — the kids each have their own proper room, and the living area actually feels like a living area. Yes, the finishings are older, but space is something money can’t buy in new launches.”
— Owner review via 99.co
At the 31st storey, higher-floor units benefit from unobstructed views toward Bukit Timah Hill and the Bukit Batok skyline. Lower units face into the town centre and are more affected by traffic and MRT noise — a trade-off of the extreme proximity. Stack selection matters significantly at The Jade: buyers should visit at different times of day and specifically assess noise levels on lower floors facing the MRT tracks.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 35 | $1,260 | $1,469,083 |
| 4 BR | 11 | $1,274 | $1,912,808 |
Pricing & Market Position
Based on 46 recorded transactions, sale prices range from $1,100,000 to $2,380,000, averaging $1,575,191 (~$1,408 psf).
Rents range from $2,600 to $8,300 per month across 266 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 33% (from $1,069 to $1,422 psf).
Neighbourhood Comparison
The D23 competitive landscape is instructive. Sol Acres (S$1,380 psf, 1,327 units) is the closest PSF comparable and offers a massive EC-turned-private development with extensive facilities and generous sizing. However, Sol Acres sits further from MRT, in the Choa Chu Kang corridor rather than Bukit Batok town centre. For buyers who prioritise space and facilities over MRT doorstep access, Sol Acres is a strong alternative — but it also carries a 99-year lease from 2014, giving it roughly 13 more lease years than The Jade, which matters for long-term planning.
Midwood (S$1,729 psf, 564 units) represents the newer end of D23 with a 99-year lease from 2018 and proximity to Hillview MRT on the Downtown Line. At a 24% PSF premium over The Jade, Midwood offers a fresh lease, modern finishings, and a nature-adjacent lifestyle near Dairy Farm Nature Park. The trade-offs are significantly smaller units and a less central town location. For buyers comparing purely on PSF, The Jade’s discount is substantial — but the 43-year lease difference between the two developments is the elephant in the room.
Lumina Grand (S$1,514 psf, 512 units) is the newest EC option in the western corridor, offering a fresh 99-year lease and lower PSF than Midwood. However, EC restrictions (5-year MOP, income ceiling) limit the buyer pool, and its Bukit Batok West location is further from MRT. For eligible HDB upgraders who meet the income ceiling, Lumina Grand is arguably the strongest value play in D23 — but it serves a different market segment than The Jade’s open-market resale buyers.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE JADE | 99 yrs lease commencing from 2001 | 2004 | 280 | $1,408 |
| 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 2001, meaning approximately 25 years have already been consumed. Roughly 74 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~74 years | Full bank financing available |
| 2031 | ~69 years | CPF usage still unrestricted for most buyers |
| 2040 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2060 | ~39 years | Significant financing restrictions for next buyer |
| 2100 | 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 ~64 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE JADE across multiple dimensions.
What Residents Say
“Superb location with above-average facilities. The pool is wonderful — proper Roman style, not a lap lane pretending to be a pool. Fully sheltered 1-minute walk to the MRT and bus interchange. We’ve been here since 2006 and the convenience has never gotten old.”
— Long-term resident review via PropertyGuru
“The units are spacious — that’s what sold us. Our 3-bedder is bigger than most 4-bedders in new launches. Clean, well-maintained common areas, friendly neighbours. West Mall across the road means we barely need to drive anywhere on weekends.”
— Owner review via 99.co
“Too near MRT station, no peaceful ambience. The noise from the tracks is real, especially on lower floors. We’re on the 8th floor and can hear trains clearly with windows open. Higher floors are much better. If you’re considering The Jade, go above the 15th at minimum.”
— Resident review via EdgeProp
“As a tenant I love the location — NSL takes me to Orchard in 20 minutes and my office near Raffles Place in 30. The unit is older but spacious. Landlord renovated the kitchen and bathrooms so it feels fresh. Only downside is the gym is quite dated and the lobby could use a refresh.”
— Tenant review via PropertyGuru
“We moved here for the primary school proximity — Huamin is literally around the corner. The 4-bedder gives each child their own room, which was impossible in our budget at newer condos. Yes, we had to spend on renovations, but the total cost was still less than buying a smaller new unit. The tennis court is a nice bonus that most new condos in this price range don’t offer.”
— Family owner via 99.co
The dominant themes across resident feedback are consistent: the generous unit sizes and MRT doorstep access are the overwhelming draws, while MRT noise on lower floors and ageing finishings are the accepted trade-offs. Long-term residents express satisfaction with the MCST’s maintenance standards, though several note that common area aesthetics have not kept pace with newer developments. The community skews toward families and longer-term occupants rather than transient investors, which residents generally view as a positive for the living environment.
Strengths & Weaknesses
- Exceptional MRT proximity — 80m sheltered walk to Bukit Batok MRT (North-South Line)
- Generous unit sizes — 1,011 to 3,881 sqft, significantly larger than modern D23 launches
- Competitive PSF at S$1,389 — below Midwood (S$1,729) and Lumina Grand (S$1,514)
- Complete facilities including tennis court, large pool, Jacuzzi, sauna, and gym
- West Mall directly across the road — supermarket, cinema, library, F&B
- Three primary schools within 1km — Huamin (330m), Bukit View (950m), Princess Elizabeth (1.0km)
- Steady PSF uptrend — S$1,176 to S$1,413 over recent years
- 280-unit sweet spot — large enough for full facilities, small enough to avoid overcrowding
- Strong rental demand — 264 total rentals with S$4,268 average monthly rent
- Bukit Batok Nature Park and Little Guilin nearby for green recreation
- 74-year remaining lease — drops below critical 60-year mark by 2040
- MRT track noise affects lower-floor units, especially with windows open
- Interior finishings are 20+ years old — significant renovation budget required
- Gym equipment and common area aesthetics are dated compared to newer developments
- Lease decay will progressively restrict CPF usage and bank loan tenure
- En-bloc score 42/100 — collective sale possible but not assured
- ShiokNest score 49/100 reflects lease-weighted overall risk
- D23 location lacks the lifestyle appeal and capital growth profile of central districts
- Resale liquidity will narrow as lease approaches 60-year and 40-year thresholds
Verdict
The Jade occupies a specific and defensible niche: it is the most spacious MRT-doorstep condo in Bukit Batok, offering unit sizes that modern developments cannot replicate. At S$1,389 psf, it trades at a meaningful discount to newer D23 projects, and the average quantum of S$1,570,018 (median S$1,480,000) remains accessible for families seeking genuine 3- to 5-bedroom space. The 3.41% gross yield confirms steady rental demand, driven by the MRT proximity and the practical appeal of large, affordable units in a well-served town centre.
The strengths are clear: 80-metre MRT access on the North-South Line, generous unit sizes, a complete facilities deck including tennis court, and a price point that undercuts most D23 competitors on a PSF basis. The PSF trend from S$1,176 to S$1,413 over recent years demonstrates that the market continues to assign value to this location, even as the lease shortens. For own-stay families who will occupy the property for 8–12 years, the value proposition is compelling.
The risks are equally clear, and buyers who ignore them do so at their peril. The 74-year lease is the dominant consideration. By 2040 — just 14 years away — the lease drops below 60 years, at which point bank loan tenures shorten, CPF usage restrictions tighten, and the buyer pool narrows significantly. By 2060, at below 40 years, resale becomes extremely difficult. This is not a “buy and forget” asset: every year of holding brings you closer to a structurally harder exit. The ShiokNest score of 49/100 and en-bloc score of 42/100 reflect this reality — en-bloc potential exists in theory (280 units is manageable for collective sale), but the economics require a motivated majority and favourable market timing that cannot be assumed.