PSF moved 6.3% in a single month — downward pressure in Bukit Panjang is real, not statistical noise.
Transaction volume picked up in Bukit Panjang in May 2026, with 70 resale transactions compared to 62 in April. Month-on-month, the town median PSF softened 6.3% to $544 — giving buyers a softer entry point. The town sits below the regional median of $547 psf (-0.6%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $544 | — |
| West Region | $547 | +0.6% |
| Island Wide | $602 | +10.7% |
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 |
|---|---|---|
| Gangsa Rd | 2 transactions | $550 |
| Segar Rd | 2 transactions | $638 |
| Bt Panjang Ring Rd | 2 transactions | $570 |
| Segar Rd | 2 transactions | $507 |
| Senja Rd | 2 transactions | $672 |
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 | 70 | $525,222 | $582,500 | $714,750 | $544 |
| 2-Room | 0 | No transactions this month | |||
| 3-Room | 6 | $394,375 | $414,000 | $482,000 | $568 |
| 4-Room | 42 | $521,250 | $549,000 | $602,250 | $536 |
| 5-Room | 15 | $645,000 | $720,000 | $798,444 | $598 |
| Executive | 7 | $864,444 | $888,000 | $949,000 | $592 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $544 median PSF represents a 6.3% dip against April's $581. Transaction count rose 13% from 62 to 70. If you're a buyer, this is a reasonable window to negotiate.
Gangsa Rd led with 2 transactions (3% of all town resale) at a median $550 psf — near the town median. Segar Rd followed with 2 transactions.
4-Room flats led resale activity in May 2026, accounting for 42 of 70 transactions (60%) at a median $536 psf. That flat type's PSF moved 13.9% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 530 Jelapang Rd | Executive | 19 TO 21 | 1,528 | $989,000 | $647 | 71 years 09 months |
| 144 Petir Rd | Executive | 01 TO 03 | 1,572 | $968,000 | $616 | 61 years 01 month |
| 604 Senja Rd | 5-Room | 19 TO 21 | 1,302 | $950,000 | $729 | 72 years 01 month |
| 179 Lompang Rd | 5-Room | 22 TO 24 | 1,184 | $930,000 | $785 | 74 years 08 months |
| 124 Pending Rd | Executive | 04 TO 06 | 1,572 | $930,000 | $592 | 60 years 09 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 485 Segar Rd | 3-Room | 13 TO 15 | 721 | $518,000 | $718 | 87 years 08 months |
| 633D Senja Rd | 3-Room | 07 TO 09 | 721 | $500,000 | $693 | 86 years 08 months |
| 131 Cashew Rd | 3-Room | 04 TO 06 | 786 | $428,000 | $545 | 60 years 11 months |
| 103 Gangsa Rd | 3-Room | 01 TO 03 | 753 | $400,000 | $531 | 61 years 06 months |
| 103 Gangsa Rd | 3-Room | 01 TO 03 | 689 | $392,500 | $570 | 61 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 604 Senja Rd | 4-Room | 19 TO 21 | 1,066 | $770,000 | $723 | 72 years |
| 163 Gangsa Rd | 4-Room | 22 TO 24 | 1,098 | $770,000 | $701 | 71 years |
| 167 Petir Rd | 4-Room | 13 TO 15 | 1,076 | $718,888 | $668 | 71 years 04 months |
| 636B Senja Rd | 4-Room | 19 TO 21 | 990 | $717,000 | $724 | 88 years 07 months |
| 442B Fajar Rd | 4-Room | 10 TO 12 | 1,001 | $685,000 | $684 | 89 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 604 Senja Rd | 5-Room | 19 TO 21 | 1,302 | $950,000 | $729 | 72 years 01 month |
| 179 Lompang Rd | 5-Room | 22 TO 24 | 1,184 | $930,000 | $785 | 74 years 08 months |
| 152 Gangsa Rd | 5-Room | 07 TO 09 | 1,302 | $820,000 | $630 | 71 years 07 months |
| 635A Senja Rd | 5-Room | 16 TO 18 | 1,206 | $808,888 | $671 | 88 years 05 months |
| 153 Gangsa Rd | 5-Room | 07 TO 09 | 1,302 | $788,000 | $605 | 71 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 530 Jelapang Rd | Executive | 19 TO 21 | 1,528 | $989,000 | $647 | 71 years 09 months |
| 144 Petir Rd | Executive | 01 TO 03 | 1,572 | $968,000 | $616 | 61 years 01 month |
| 124 Pending Rd | Executive | 04 TO 06 | 1,572 | $930,000 | $592 | 60 years 09 months |
| 138 Petir Rd | Executive | 01 TO 03 | 1,572 | $888,000 | $565 | 62 years |
| 426 Fajar Rd | Executive | 01 TO 03 | 1,668 | $875,000 | $524 | 61 years 11 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.
5-Room flats in Bukit Panjang show a real lease-decay gap — units with 90+ years remaining trade at $645 psf against $490 psf for the 60-69 band, a 24% 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 | 2412-mo avg · 24 transactions | $370,000 | $731 |
| 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 | 4712-mo avg · 47 transactions | $505,000 | $693 |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 5712-mo avg · 57 transactions | $435,000 | $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 | 8 | $619,944 | $623 |
| 70-79 years | 24 | $546,500 | $531 |
| 60-69 years | 10 | $533,500 | $484 |
| 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 | 712-mo avg · 7 transactions | $785,000 | $645 |
| 80-89 years | 3112-mo avg · 31 transactions | $750,388 | $618 |
| 70-79 years | 9 | $708,000 | $598 |
| 60-69 years | 3712-mo avg · 37 transactions | $660,000 | $490 |
| 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 | 4712-mo avg · 47 transactions | $875,000 | $605 |
| 60-69 years | 2912-mo avg · 29 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 holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Cashew Rd | 1 | $2,600/mo |
| Fajar Rd | 1 | $2,400/mo |
| Gangsa Rd | 1 | $2,900/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Fajar Rd | 2 | $2,250/mo |
| Segar Rd | 2 | $3,144/mo |
| Bangkit Rd | 1 | $3,250/mo |
Rents firming (+4.7% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Senja Rd | 2 | $3,325/mo |
| Bt Panjang Ring Rd | 1 | $3,400/mo |
| Bt Panjang Ring Rd | 1 | $3,300/mo |
Rents firming (+7.9% MoM) on rising lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Gangsa Rd | 2 | $4,044/mo |
| Fajar Rd | 1 | $3,000/mo |
| Fajar Rd | 1 | $3,200/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.
PSF softened 6.3% in May 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 24% 5-Room lease-decay spread between the 90+ 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 +33.7% vs the region median.
Get a Free ValuationSoftening (-12.4% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (5 leases last month). Currently +3.8% vs the region median.
Get a Free ValuationSoftening (-13.9% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (35 leases last month). Currently -2.0% vs the region median.
Get a Free ValuationRising (+15.4% MoM) — expect less room to negotiate on this flat type.
Rental strong, +4.7% MoM — supports pricing (20 leases last month). Currently +9.3% vs the region median.
Get a Free ValuationFlat (-0.2% MoM) — anchor to recent comparables.
Rental strong, +7.9% MoM — supports pricing (8 leases last month). Currently +8.2% vs the region median.
Get a Free Valuation12-mo avg · 14 leases
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Cashew Rd | 1 | $2,600/mo |
| Fajar Rd | 1 | $2,400/mo |
| Gangsa Rd | 1 | $2,900/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Fajar Rd | 2 | $2,250/mo |
| Segar Rd | 2 | $3,144/mo |
| Bangkit Rd | 1 | $3,250/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+4.7% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Senja Rd | 2 | $3,325/mo |
| Bt Panjang Ring Rd | 1 | $3,400/mo |
| Bt Panjang Ring Rd | 1 | $3,300/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+7.9% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Gangsa Rd | 2 | $4,044/mo |
| Fajar Rd | 1 | $3,000/mo |
| Fajar Rd | 1 | $3,200/mo |
Low/High = P25–P75 rent range this month.
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