The top transaction this month hit $786 psf on Lompang Rd — 37% above the town median. One block, very different price point.
Transaction volume picked up in Bukit Panjang in July 2026, with 89 resale transactions compared to 55 in June. Month-on-month, the town median PSF held near $573 — a balanced market with no strong directional pressure. The town sits above the regional median of $552 psf (+3.7%).
Verified as of 30 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 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 | $573 | — |
| West Region | $552 | -3.6% |
| Island Wide | $594 | +3.7% |
Bukit Panjang ranks #3 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 |
|---|---|---|
| Fajar Rd | 3 transactions | $663 |
| Lompang Rd | 3 transactions | $644 |
| Segar Rd | 2 transactions | $662 |
| Senja Rd | 2 transactions | $758 |
| Pending Rd | 2 transactions | $515 |
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 | 89 | $525,000 | $615,000 | $700,000 | $573 |
| 2-Room | 2 | $325,000 | $335,000 | $345,000 | $662 |
| 3-Room | 12 | $442,500 | $479,000 | $501,850 | $654 |
| 4-Room | 39 | $520,900 | $605,000 | $640,000 | $600 |
| 5-Room | 25 | $612,000 | $665,000 | $753,000 | $524 |
| Executive | 11 | $794,000 | $880,000 | $920,000 | $573 |
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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $573 median PSF represents a 0.3% dip against June's $574. Transaction count rose 62% from 55 to 89. Both sides should anchor to recent comparables.
Fajar Rd led with 3 transactions (3% of all town resale) at a median $663 psf — 16% above the town median. Lompang Rd followed with 3 transactions.
4-Room flats led resale activity in July 2026, accounting for 39 of 89 transactions (44%) at a median $600 psf. That flat type's PSF moved 13.1% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 180 Lompang Rd | Executive | 16 TO 18 | 1,399 | $1,100,000 | $786 | 74 years 06 months |
| 604 Senja Rd | 5-Room | 16 TO 18 | 1,292 | $968,000 | $749 | 71 years 11 months |
| 184 Jelebu Rd | 5-Room | 25 TO 27 | 1,216 | $960,000 | $789 | 75 years 11 months |
| 529 Jelapang Rd | Executive | 13 TO 15 | 1,561 | $945,000 | $605 | 71 years 08 months |
| 544 Jelapang Rd | Executive | 01 TO 03 | 1,528 | $940,000 | $615 | 72 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 488 Segar Rd | 2-Room | 04 TO 06 | 506 | $355,000 | $702 | 87 years 06 months |
| 488 Segar Rd | 2-Room | 07 TO 09 | 506 | $315,000 | $623 | 87 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 636A Senja Rd | 3-Room | 28 TO 30 | 721 | $562,888 | $781 | 88 years 04 months |
| 636A Senja Rd | 3-Room | 07 TO 09 | 721 | $530,000 | $735 | 88 years 05 months |
| 454 Fajar Rd | 3-Room | 07 TO 09 | 732 | $505,000 | $690 | 88 years 06 months |
| 485 Segar Rd | 3-Room | 07 TO 09 | 721 | $500,800 | $694 | 87 years 05 months |
| 547C Segar Rd | 3-Room | 07 TO 09 | 721 | $485,000 | $673 | 88 years 01 month |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 182 Jelebu Rd | 4-Room | 19 TO 21 | 969 | $810,000 | $836 | 75 years 11 months |
| 176 Lompang Rd | 4-Room | 19 TO 21 | 1,087 | $700,000 | $644 | 70 years 04 months |
| 176 Lompang Rd | 4-Room | 16 TO 18 | 1,087 | $700,000 | $644 | 70 years 04 months |
| 176 Lompang Rd | 4-Room | 04 TO 06 | 1,087 | $690,000 | $635 | 70 years 04 months |
| 172 Gangsa Rd | 4-Room | 07 TO 09 | 1,087 | $685,000 | $630 | 70 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 604 Senja Rd | 5-Room | 16 TO 18 | 1,292 | $968,000 | $749 | 71 years 11 months |
| 184 Jelebu Rd | 5-Room | 25 TO 27 | 1,216 | $960,000 | $789 | 75 years 11 months |
| 635A Senja Rd | 5-Room | 25 TO 27 | 1,206 | $825,000 | $684 | 88 years 03 months |
| 635B Senja Rd | 5-Room | 22 TO 24 | 1,206 | $800,000 | $664 | 88 years 04 months |
| 635A Senja Rd | 5-Room | 13 TO 15 | 1,206 | $792,000 | $657 | 88 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 180 Lompang Rd | Executive | 16 TO 18 | 1,399 | $1,100,000 | $786 | 74 years 06 months |
| 529 Jelapang Rd | Executive | 13 TO 15 | 1,561 | $945,000 | $605 | 71 years 08 months |
| 544 Jelapang Rd | Executive | 01 TO 03 | 1,528 | $940,000 | $615 | 72 years 01 month |
| 135 Cashew Rd | Executive | 07 TO 09 | 1,572 | $900,000 | $573 | 61 years |
| 503 Jelapang Rd | Executive | 13 TO 15 | 1,518 | $890,000 | $586 | 70 years 09 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 $624 psf against $460 psf for the 60-69 band, a 26% 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 | 1812-mo avg · 18 transactions | $368,444 | $728 |
| 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 | 8 | $492,900 | $681 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 5312-mo avg · 53 transactions | $430,000 | $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 | 10 | $620,000 | $624 |
| 70-79 years | 20 | $608,000 | $611 |
| 60-69 years | 7 | $510,000 | $460 |
| under-60 years | 3 | Last transacted: Jul 2026 · $526 psf | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 512-mo avg · 5 transactions | $785,000 | $645 |
| 80-89 years | 5 | $792,000 | $657 |
| 70-79 years | 13 | $615,000 | $515 |
| 60-69 years | 7 | $678,888 | $497 |
| 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 | 8 | $885,000 | $596 |
| 60-69 years | 2512-mo avg · 25 transactions | $875,000 | $554 |
| 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 firming (+3.8% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Pending Rd | 2 | $2,700/mo |
| Pending Rd | 2 | $2,630/mo |
| Petir Rd | 2 | $2,700/mo |
Rents firming (+3.3% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jelapang Rd | 2 | $2,950/mo |
| Jelebu Rd | 2 | $3,250/mo |
| Bt Panjang Ring Rd | 1 | $3,000/mo |
Rents softening (-2.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Panjang Ring Rd | 1 | $3,300/mo |
| Bt Panjang Ring Rd | 1 | $3,000/mo |
| Gangsa Rd | 1 | $3,700/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 July 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 26% 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.
13 leases over the trailing 12 months (12-mo avg · 13 leases) — this month's count is too thin for a MoM read. Currently +31.9% vs the region median.
Get a Free ValuationRising (+10.0% MoM) — expect less room to negotiate on this flat type.
Rental strong, +3.8% MoM — supports pricing (19 leases last month). Currently +18.6% vs the region median.
Get a Free ValuationRising (+13.1% MoM) — expect less room to negotiate on this flat type.
Rental strong, +3.3% MoM — supports pricing (32 leases last month). Currently +8.7% vs the region median.
Get a Free ValuationSoftening (-9.3% MoM) — buyers may push back on this flat type.
Rental softening, -2.9% MoM — price with that in mind (16 leases last month). Currently -5.1% vs the region median.
Get a Free ValuationRising (+5.5% MoM) — expect less room to negotiate on this flat type.
72 leases over the trailing 12 months (12-mo avg · 72 leases) — this month's count is too thin for a MoM read. Currently +3.7% vs the region median.
Get a Free Valuation12-mo avg · 13 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.8% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Pending Rd | 2 | $2,700/mo |
| Pending Rd | 2 | $2,630/mo |
| Petir Rd | 2 | $2,700/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+3.3% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jelapang Rd | 2 | $2,950/mo |
| Jelebu Rd | 2 | $3,250/mo |
| Bt Panjang Ring Rd | 1 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.9% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Panjang Ring Rd | 1 | $3,300/mo |
| Bt Panjang Ring Rd | 1 | $3,000/mo |
| Gangsa Rd | 1 | $3,700/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy12-mo avg · 72 leases
Low/High = P25–P75 rent range this month.
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