Bukit Panjang, a town that typically stays under the radar in the Singapore property market, has now made headlines with its fourth million-dollar HDB sale. Unlike other HDB towns that frequently record all-time high transactions, Bukit Panjang has rarely been in the spotlight for such sales. However, with the recent sale of a maisonette at Panshan Grove for S$1,098,888, this often-overlooked area has captured attention. This transaction not only marks Bukit Panjang’s fourth million-dollar flat but also sets a new record as the most expensive sale in the town – at least for now.
Table of contents
- The S$1,098,888 sale is a maisonette in Panshan Grove
- Location review of Panshan Grove
- Educational institutions nearby
- Million-dollar HDB resale trends in Bukit Panjang
- Bukit Panjang property market trends
The S$1,098,888 sale is a maisonette in Panshan Grove
The property in question is located at Panshan Grove, specifically at Block 544 on Jelapang Road. This maisonette spans from the 16th to the 18th floor, offering two levels of living space with a generous size of 1,528 square feet. Priced at S$1,098,888, the unit translates to approximately S$719 per square foot. The project’s lease commenced in 1999, leaving the unit with 73 years and 11 months on its lease. This makes the property about 26 years old, and in the context of HDB Executives, it’s still considered relatively young.
The maisonette’s two-storey layout, combined with its higher floor position, likely contributed to its premium price. High-floor units are often in demand for their unobstructed views and reduced noise levels, making them highly desirable in our dense urban landscape.
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Properties for you in Panshan Grove
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Location review of Panshan Grove
Panshan Grove’s strategic location has made it quite appealing. You will find the project just a 2-minute walk away from the Senja LRT station, which is part of the Bukit Panjang LRT (BPLRT) line. The BPLRT effectively connects the residential estates within Bukit Panjang and Choa Chu Kang to both the North-South and Downtown Lines, making daily commutes more convenient. Additionally, Bukit Panjang MRT station is just a 6-minute walk away, offering even greater connectivity.
Looking for a property close to an MRT station of your choice? Check out 99.co’s MRT map here.
If you prefer the convenience of bus services, the project is well-served by numerous bus routes, including 184, 187, 190, 920, 922, 970, 972, 972S, 973, and 976. For drivers, the Bukit Panjang Expressway (BKE) is an 8-minute drive away, providing quick access to other parts of Singapore.
When it comes to dining and shopping, Panshan Grove residents are spoiled for choice. The Senja Hawker Centre is located 10-minute walk away and Bukit Panjang Hawker Centre, a 6-minute drive away, both offers an array of local delights for the residents staying around the area. For those who seek more options, Bukit Panjang Plaza is just a 4-minute walk from Panshan Grove.
In addition, Hillion Mall, Greenridge Shopping Centre, Junction 10, and Lot One Shopping Mall are all within a 10-minute drive, each offering a range of shopping, dining, and entertainment options. For your daily groceries, there are even 24-hour supermarkets within these malls.
Nature lovers will appreciate the proximity of Panshan Grove to Pang Sua Pond, which is renowned for being home to Singapore’s second-largest man-made wetland. The scenic pond can be accessed through the nearby Senja-Cashew Community Centre, which is just a minute’s walk from the block.
Those living on the higher floors (such as the unit that was recently sold) are likely to enjoy a picturesque view of the pond, making it a peaceful retreat in an urban setting. While lower-floor residents may not have the same view, the convenience of living opposite the community centre could compensate for this. Additionally, for those seeking more vigorous exercise, the Bukit Panjang Park Connector is only a 5-minute drive away, offering another green space for outdoor activities.
Looking for HDB flats that MOP-ed recently? Check out our article here: Full list of BTO projects hitting MOP in 2024/2025 & Our top picks near the MRT
Educational institutions nearby
Families with young children will find the area particularly suitable, thanks to the numerous educational institutions nearby. Within a 1-kilometre radius, you have several MOE Kindergartens, including MOE Kindergarten @ West View, MOE Kindergarten @ Zhenghua, and MOE Kindergarten @ West Spring.
The same distance covers primary schools such as Bukit Panjang Primary School, Greenridge Primary School, West Spring Primary School, West View Primary School, and Zhenghua Primary School.
Within the 1-to-2-kilometre range, you will find Beacon Primary School, South View Primary School, and Teck Whye Primary School.
Rather look at condos that will MOP this year? Have a read here: Upcoming Executive Condos (ECs) that will MOP in 2024 & 2025
Million-dollar HDB resale trends in Bukit Panjang
Bukit Panjang’s million-dollar HDB resale market is gaining momentum, especially after this recent sale. Previously, Bukit Panjang and Sembawang were tied, each with three million-dollar flats – but now, Bukit Panjang has pulled ahead. As a result, Choa Chu Kang, and Jurong West remain the only two HDB towns without any million-dollar sales.
Let’s take a look at the four million-dollar transactions in Bukit Panjang so far, listed from the most expensive to the least:
| Date | Address | Block | Floor | Size (sqft) | Price | Price (psf) | TOP |
| 08/2024 | 544 Jelapang Road | 544 | 16-18 | 1,528 | S$1.099 M | S$719 | 1999 |
| 09/2023 | 181 Jelebu Road | 181 | 28-30 | 1,367 | S$1.02 M | S$746 | 2003 |
| 03/2024 | 184 Jelebu Road | 184 | 22-24 | 1,356 | S$1.008 M | S$743 | 2003 |
| 04/2024 | 532 Jelapang Road | 532 | 19-21 | 1,528 | S$1 M | S$654 | 1999 |
The first of these sales occurred in September 2023 at Block 181 Jelebu Road. This property set the million-dollar milestone and was quickly followed by another unit in the same project selling for just over S$1 million. The property at Block 181 Jelebu Road’s prime location next to Bukit Panjang MRT and Hillion Mall likely contributed to its higher price, as residents have easy access to the supermarket, food court, and pharmacies – benefits that condo residents at Hillion Residences enjoy as well.
Following these transactions, two more million-dollar sales have occurred at Panshan Grove, including the recent S$1.099 million sale. The continued demand for properties in this area suggests that prices might continue to rise, especially given the size of the project and the excellent amenities nearby.
Interested in upcoming new launches for the year? Take a look at your options here: Upcoming new launches: New Launch condos in H2 2024
Bukit Panjang property market trends
If you compare the average prices of HDB properties in Bukit Panjang between 2023 and 2024, the upward trend is evident. The average price in 2023 was S$552,981 with 766 sales, whereas in 2024, it rose to S$590,650 with 577 sales. This represents a 6.81% increase within a year. When considering this, the S$1.099 million buyer paid 60.11% more than the average HDB property price in the area. However, given the amenities, schools, and relatively young age of the property, it’s clear that the buyer saw value in the investment.
Despite these million-dollar sales, it’s important to note that Bukit Panjang still offers more affordable options. Even the maisonettes, despite their large size, remain within reach for many buyers.
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