The Madeira

Overview & Key Facts

The Madeira is a 456-unit condominium developed by Janiton Pte Ltd and designed by Chao Tse Ann & Partners Pte Ltd, located along Bukit Batok Street 31 in District 23. Completed in 2003 on a 99-year lease from 2000 (approximately 73 years remaining), the development comprises four residential blocks set on a generous 18,915-square-metre site in one of the western corridor’s more established residential pockets.

Named after the Portuguese island of Madeira, the development aspired to bring a touch of resort living to the Bukit Batok heartland. The four blocks are arranged across landscaped grounds that have matured considerably over two decades, with tropical planting now providing the kind of established greenery that new developments take years to achieve. At 456 units across a relatively large site, the density is moderate — translating to a less congested living environment compared to the 800+ unit mega-developments that have become common in newer OCR launches.

The Madeira occupies an interesting position in the Bukit Batok property landscape: priced at approximately $1,180 psf on average (with transactions ranging from $911 to $1,260 psf), it offers one of the more affordable private residential options in the western corridor. The 3.4% rental yield is competitive, and the development’s proximity to Bukit Gombak MRT on the North-South Line provides reliable CBD connectivity. However, with only 73 years remaining on the lease, financing considerations are beginning to enter the conversation — the CPF 75-year threshold is just two years away.

Location & Connectivity

The Madeira is situated in the mature residential area of Bukit Batok, a western Singapore town that balances suburban tranquillity with respectable connectivity to the city centre. The development’s position along Bukit Batok Street 31 places it in a quiet residential enclave, set back from the main arterial roads and shielded from the commercial activity concentrated around Bukit Batok Central. The surrounding neighbourhood is predominantly HDB, punctuated by clusters of private condominiums and the distinctive natural landscape features that give Bukit Batok its character.

One of The Madeira’s distinctive neighbourhood assets is the scenic Bukit Batok Nature Park, home to the picturesque quarry lake known locally as Little Guilin. High-floor units in The Madeira can capture panoramic views of this lake and the surrounding Bukit Timah Nature Reserve — a genuine visual amenity that adds character to what might otherwise be a standard suburban condo experience. Bukit Batok Hillside Park is also within walking distance, providing residents with established trail networks for jogging and nature walks.

Daily amenities are adequate without being exceptional. West Mall (750 m) provides a supermarket, cinema, and basic retail. HillV2, a lifestyle mall at Hillview, is approximately 1.75 km away. For families, Dazhong Primary School is just 275 metres away, with Lianhua Primary (600 m) and St. Anthony’s Primary (800 m) also within comfortable reach. The Bukit Batok Swimming Complex and Town Park are nearby recreational options for families with children.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

The Madeira offers a standard set of condominium facilities befitting a mid-range development of its era. Residents have access to a swimming pool, gymnasium, barbecue pits, a tennis court, 24-hour security, and basement parking. The facilities are functional rather than lavish — this is not a resort-style development with themed pools and sky terraces, but rather a practical arrangement that covers the essential needs of daily residential life.

“A nice quiet private condominium with a swimming pool, about five minutes’ walk to Bukit Gombak MRT station and the sports stadium. The apartments are well equipped and airy. The surrounding greenery and views of Little Guilin from higher floors make it feel less suburban than it actually is. The pool area is well-maintained and rarely crowded during weekday evenings.”

— Resident, three-bedroom unit (PropertyGuru)

The development’s 18,915-square-metre site provides generous common areas and landscaping that have matured attractively over two decades. The tropical gardens, while not resort-calibre, offer pleasant walkways and green pockets throughout the estate. Maintenance standards have been generally satisfactory, with the management corporation keeping common areas clean and functional. The gymnasium is basic compared to the branded equipment found in newer developments, and the facilities overall reflect a 2003-era build — perfectly serviceable but unlikely to wow buyers accustomed to the amenity arms race of recent new launches.

Unit Sizes & Layout

The Madeira offers 30 floor plan configurations across its 456 units, with sizes ranging from 936 square feet to 3,046 square feet. This is an impressively broad range that spans compact two-bedroom apartments through to large four-bedroom and penthouse layouts. The generous sizing at the upper end — units exceeding 2,000 sqft are available at suburban PSF levels — represents a genuine value proposition for families needing space that would cost substantially more in newer developments or more central locations.

The layouts follow the practical conventions of early-2000s design: mostly squarish living and dining areas, enclosed kitchens as standard, and bedrooms proportioned to accommodate standard furniture without the spatial gymnastics required in today’s compact layouts. The finishing quality is appropriate for the price point and era — functional rather than premium. Buyers purchasing resale should anticipate renovation costs, as original fittings (bathrooms, kitchen, flooring) in most units will be due for updating after 23 years of use. The solid construction and reasonable ceiling heights provide good raw material for renovation, and the spacious layouts give designers genuine flexibility.

Pricing & Market Position

Across 80 recorded transactions (all-time), sale prices range from $895,000 to $2,230,000, averaging $1,304,092.

Over the last 12 months, transactions averaged $1,194 psf.

Rents range from $2,250 to $5,200 per month across 236 rental transactions. Current rental yield sits at approximately 3.6%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE MADEIRA typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 38.7% (from $857 to $1,188 psf).

Neighbourhood Comparison

The Madeira ($1,180 psf, 99-year from 2000, ~73 years remaining) competes in the affordable western OCR segment where value-per-square-foot is the primary consideration. The most direct comparison is Le Quest ($1,350 psf, 99-year from 2017), the mixed-use development near Bukit Batok MRT that offers newer finishes, integrated retail, and substantially more lease runway. Le Quest commands an 14% PSF premium but delivers significantly smaller unit sizes — a buyer choosing between the two is trading space for modernity and lease length.

Hillview Heights ($1,050 psf, 99-year from 1996) along Hillview Avenue is the nearest comparable in age and price. Both are early-2000s developments with similar facilities standards and generous unit sizes. Hillview Heights offers proximity to the Rail Corridor and Dairy Farm Nature Park, while The Madeira counters with the Little Guilin views and shorter walk to Bukit Gombak MRT. At nearly identical PSF levels, the choice comes down to neighbourhood preference: nature park living at Hillview versus town-centre convenience at Bukit Batok.

For buyers willing to stretch the budget, Midwood ($1,580 psf, 99-year from 2019) at Hillview MRT represents the new-generation alternative: smaller units but direct MRT integration, newer finishes, and 92 years of lease. The 34% PSF premium over The Madeira is substantial, and buyers must weigh whether the newer construction and lease advantage justify the smaller living spaces.

Lease Decay Analysis

The 99-year lease runs from 2000, meaning approximately 26 years have already been consumed. Roughly 73 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~63 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE MADEIRA across multiple dimensions.

What Residents Say

“We have been here for over ten years and it suits our family perfectly. The three-bedroom unit is genuinely spacious — our kids each have their own room with space for a desk and bookshelf, which would be impossible in a newer condo at the same price. The view of Little Guilin from our living room never gets old. It is quiet, well-maintained, and Bukit Gombak MRT is a short walk away.”

— Owner-occupier, three-bedroom unit, since 2014 (PropertyGuru)

“Good value for the space you get. The apartments are airy and well-laid-out, with proper enclosed kitchens that can handle serious cooking. The pool and gym are basic but adequate. My only real complaint is that the nearest decent shopping is West Mall, which is fine for essentials but not exciting. Driving is almost essential for anything beyond daily needs.”

— Tenant, two-bedroom unit (99.co)

“The development is showing its age in some areas — the lift lobbies could use a refresh and some of the common corridor lighting is dim. But the grounds are well-kept and the security team is reliable. For what we pay in maintenance fees relative to the space we get, I think it is reasonable value. The main concern going forward is the lease — we will need to think about the CPF implications when it comes time to sell.”

— Owner-occupier, four-bedroom unit, since 2010 (EdgeProp)

Strengths & Weaknesses

Verdict

The Madeira is a quietly competent suburban condo that delivers spacious living in a pleasant Bukit Batok setting at OCR price points. At approximately $1,180 psf, it offers genuine value for families who need 1,200+ sqft of living space without the $1.5–2 million price tags that equivalent sizes command in newer or more central developments. The views toward Little Guilin and Bukit Batok Nature Park are an underappreciated amenity, and the MRT access (7 minutes to Bukit Gombak NS3) is serviceable for daily commuting.

The lease situation, however, demands honest assessment. With approximately 73 years remaining, The Madeira is approaching the CPF 75-year threshold within two years — a milestone that will restrict CPF withdrawal amounts and potentially narrow the buyer pool. This is not yet a crisis-level constraint, but it is a factor that will increasingly weigh on valuations and resale liquidity over the coming decade. Buyers relying on full CPF financing should model the restrictions carefully before committing.

For owner-occupiers who plan to live here for 10–15 years and prioritise space and affordability over prestige and capital appreciation, The Madeira is a sound choice. For investors, the 3.4% yield is respectable, but the lease trajectory suggests holding for income rather than capital gains. This is a home for pragmatists who value the tangible benefits of generous square footage, mature landscaping, and nature-adjacent living — and who have their eyes open about the lease mathematics.