The top transaction this month hit $720 psf on Jelapang Rd — 28% above the town median. One block, very different price point.
Volume cooled noticeably in Bukit Panjang in August 2026, with 77 resale transactions compared to 89 in July. Month-on-month, the town median PSF softened 1.5% to $564 — giving buyers a softer entry point. The town sits above the regional median of $548 psf (+2.9%).
Verified as of 30 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Bukit Panjang median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Bukit Panjang |
|---|---|---|
| Bukit Panjang | $564 | — |
| West Region | $548 | -2.8% |
| Island Wide | $601 | +6.6% |
Bukit Panjang ranks #4 of 7 West region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Segar Rd | 4 transactions | $554 |
| Senja Rd | 3 transactions | $692 |
| Bt Panjang Ring Rd | 2 transactions | $485 |
| Senja Rd | 2 transactions | $595 |
| Segar Rd | 2 transactions | $633 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 77 | $532,888 | $640,000 | $698,888 | $564 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 8 | $442,500 | $456,500 | $472,500 | $603 |
| 4-Room | 34 | $516,250 | $565,500 | $631,750 | $557 |
| 5-Room | 25 | $660,000 | $695,888 | $800,000 | $577 |
| Executive | 10 | $735,000 | $785,000 | $824,750 | $522 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $564 median PSF represents a 1.5% dip against July's $573. Transaction count fell 13% from 89 to 77. Both sides should anchor to recent comparables.
Segar Rd led with 4 transactions (5% of all town resale) at a median $554 psf — near the town median. Senja Rd followed with 3 transactions.
4-Room flats led resale activity in August 2026, accounting for 34 of 77 transactions (44%) at a median $557 psf. That flat type's PSF moved 7.1% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 543 Jelapang Rd | Executive | 07 TO 09 | 1,528 | $1,100,000 | $720 | 72 years |
| 538 Jelapang Rd | 5-Room | 25 TO 27 | 1,292 | $900,000 | $697 | 71 years 10 months |
| 172 Gangsa Rd | 5-Room | 13 TO 15 | 1,302 | $900,000 | $691 | 70 years 05 months |
| 176 Lompang Rd | 5-Room | 16 TO 18 | 1,302 | $890,000 | $683 | 70 years 03 months |
| 133 Cashew Rd | Executive | 04 TO 06 | 1,615 | $860,000 | $533 | 61 years 04 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 633A Senja Rd | 3-Room | 19 TO 21 | 721 | $549,000 | $761 | 86 years 05 months |
| 636A Senja Rd | 3-Room | 01 TO 03 | 721 | $480,000 | $666 | 88 years 04 months |
| 547D Segar Rd | 3-Room | 04 TO 06 | 721 | $470,000 | $652 | 88 years |
| 442B Fajar Rd | 3-Room | 04 TO 06 | 732 | $465,000 | $635 | 89 years 05 months |
| 118 Pending Rd | 3-Room | 04 TO 06 | 786 | $448,000 | $570 | 60 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 633B Senja Rd | 4-Room | 16 TO 18 | 1,001 | $698,000 | $697 | 86 years 04 months |
| 636B Senja Rd | 4-Room | 25 TO 27 | 990 | $690,000 | $697 | 88 years 04 months |
| 636B Senja Rd | 4-Room | 25 TO 27 | 990 | $685,000 | $692 | 88 years 04 months |
| 633C Senja Rd | 4-Room | 28 TO 30 | 1,001 | $685,000 | $684 | 86 years 04 months |
| 443D Fajar Rd | 4-Room | 16 TO 18 | 1,001 | $670,000 | $669 | 89 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 538 Jelapang Rd | 5-Room | 25 TO 27 | 1,292 | $900,000 | $697 | 71 years 10 months |
| 172 Gangsa Rd | 5-Room | 13 TO 15 | 1,302 | $900,000 | $691 | 70 years 05 months |
| 176 Lompang Rd | 5-Room | 16 TO 18 | 1,302 | $890,000 | $683 | 70 years 03 months |
| 536 Jelapang Rd | 5-Room | 16 TO 18 | 1,292 | $848,000 | $657 | 71 years 09 months |
| 153 Gangsa Rd | 5-Room | 22 TO 24 | 1,302 | $838,000 | $643 | 71 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 543 Jelapang Rd | Executive | 07 TO 09 | 1,528 | $1,100,000 | $720 | 72 years |
| 133 Cashew Rd | Executive | 04 TO 06 | 1,615 | $860,000 | $533 | 61 years 04 months |
| 654 Senja Rd | Executive | 13 TO 15 | 1,399 | $828,000 | $592 | 74 years 03 months |
| 239 Bt Panjang Ring Rd | Executive | 04 TO 06 | 1,572 | $815,000 | $519 | 61 years 07 months |
| 107 Gangsa Rd | Executive | 01 TO 03 | 1,572 | $800,000 | $509 | 60 years 02 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
4-Room flats in Bukit Panjang show a real lease-decay gap — units with 80-89 years remaining trade at $646 psf against $473 psf for the 60-69 band, a 27% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 1412-mo avg · 14 transactions | $369,444 | $730 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 4 | Too few resale transactions in the past 5 years to report a reliable figure (4 in the trailing 12 months). | |
| 80-89 years | 5212-mo avg · 52 transactions | $505,000 | $693 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 5212-mo avg · 52 transactions | $429,000 | $560 |
| under-60 years | 1 | Too few resale transactions in the past 5 years to report a reliable figure (1 in the trailing 12 months). | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 2 | Too few resale transactions in the past 5 years to report a reliable figure (2 in the trailing 12 months). | |
| 80-89 years | 15 | $640,000 | $646 |
| 70-79 years | 7 | $565,000 | $557 |
| 60-69 years | 11 | $515,000 | $473 |
| under-60 years | 4 | Too few resale transactions in the past 5 years to report a reliable figure (4 in the trailing 12 months). | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 4 | Too few resale transactions in the past 5 years to report a reliable figure (4 in the trailing 12 months). | |
| 80-89 years | 9 | $695,888 | $577 |
| 70-79 years | 11 | $825,000 | $639 |
| 60-69 years | 5 | $660,000 | $492 |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 7 | $765,000 | $526 |
| 60-69 years | 2512-mo avg · 25 transactions | $865,000 | $550 |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents softening (-10.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bangkit Rd | 1 | $2,700/mo |
| Pending Rd | 1 | $2,600/mo |
| Pending Rd | 1 | $2,250/mo |
Rents softening (-3.2% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Saujana Rd | 2 | $2,925/mo |
| Bangkit Rd | 1 | $3,000/mo |
| Bangkit Rd | 1 | $3,000/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jelebu Rd | 4 | $3,550/mo |
| Lompang Rd | 4 | $3,450/mo |
| Bt Panjang Ring Rd | 2 | $3,390/mo |
Rents firming (+24.2% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Gangsa Rd | 1 | $4,500/mo |
| Jelapang Rd | 1 | $3,700/mo |
| Jelebu Rd | 1 | $5,000/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
Bukit Panjang held its pricing in August 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 27% 4-Room lease-decay spread between the 80-89 and 60-69 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
14 leases over the trailing 12 months (12-mo avg · 14 leases) — this month's count is too thin for a MoM read. Currently +33.3% vs the region median.
Get a Free ValuationSoftening (-7.9% MoM) — buyers may push back on this flat type.
Rental softening, -10.2% MoM — price with that in mind (6 leases last month). Currently +10.0% vs the region median.
Get a Free ValuationSoftening (-7.1% MoM) — buyers may push back on this flat type.
Rental softening, -3.2% MoM — price with that in mind (33 leases last month). Currently +1.7% vs the region median.
Get a Free ValuationRising (+10.2% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (32 leases last month). Currently +5.3% vs the region median.
Get a Free ValuationSoftening (-8.8% MoM) — buyers may push back on this flat type.
Rental strong, +24.2% MoM — supports pricing (6 leases last month). Currently -4.7% vs the region median.
Get a Free Valuation12-mo avg · 14 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-10.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bangkit Rd | 1 | $2,700/mo |
| Pending Rd | 1 | $2,600/mo |
| Pending Rd | 1 | $2,250/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-3.2% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Saujana Rd | 2 | $2,925/mo |
| Bangkit Rd | 1 | $3,000/mo |
| Bangkit Rd | 1 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jelebu Rd | 4 | $3,550/mo |
| Lompang Rd | 4 | $3,450/mo |
| Bt Panjang Ring Rd | 2 | $3,390/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+24.2% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Gangsa Rd | 1 | $4,500/mo |
| Jelapang Rd | 1 | $3,700/mo |
| Jelebu Rd | 1 | $5,000/mo |
Low/High = P25–P75 rent range this month.
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