District 23 is consistently outperforming by offering low-density amenities and natural appreciation. Dairy Farm Walk sits at the center, and resales increased by 8% annually as per URA 2024-2025 statistics. The nearby Dairy Farm Residences have sold at a price of S$1,900 psf and the Botany located at Dairy Farm reached 99% for S$2,026 psf. A 99-year leasehold area of 235,526 sq feet was purchased at S$504.52 million (S$1,020 psf ppr) beginning in January 2025. GLS is now gearing up in preparation for the February 2026 launch. Around 554 units will offer 3.5-4 percent gross yield. powered by Hillview tech tenants as well as families from abroad. Narra Residences yields 3.1% with 2-bedders renting S$4,500 monthly to tech expats.
Their past performance includes Tenet’s complete sell-out. Land cost translates to entry psf of S$2,200-S$2,300–premium yet below Bukit Timah core averages. TOP December 2030 is in line for Beauty World hub upgrades.
Hillview is home to Microsoft, Grab, and biotech companies. Tenants’ pool increased by 12 percent by 2025. The average rent for a 3-bedroom apartment was $5500 per month. There is a vacancy of less than 3 percent compared to the national average of 5percent. 2-bedroom units are priced between S$3,800 and S$4,200. Penthouses can fetch upwards of S$8,000 from C-suite foreigners.
URA Resale Index for District 23 is increasing by 22% from 2022. The pipeline is low, with only one private launch in the past two years. Cross Island Line extensions by 2032, lift rates of 15 to 15 15%. $1,020 psf ppr keep breakeven below while allowing 10-12% growth through TOP.
Hillview MRT (Downtown Line) is five minutes of walking. Newton interchange is 15 minutes. CBD within 25. Bukit Panjang Integrated Hub adds LRT and bus loops. The CRL’s future Phase 2 shortens Jurong trips to just 18 minutes.
BKE and PIE access under three minutes. Orchard Road, 10-minute drive, Changi 30. There is less congestion during peak hours compared to the eastern corridors. EV-ready highways match green ethos.
2-bedroom (700-800 sq ft) for young professionals. Three and four-bedroom (1,000-1,400 sq feet) are ideal for families. 5-bedroom penthouses (1,800plus sq feet) to accommodate multi-generation. The total of 554 units combines exclusivity and amenities scale.
Estimated to be S$2,200 psf to standard and $2,400 and more for superior viewing. VVIP Early-bird discounts of up to five percent. Payment scheme: 5% booking, 15% progressive. ABSD remission for Singaporeans. Foreign buyers are eyeing the 30% window for remission.
German European Schools within 1 kilometer attract Europeans. CHIJ, as well as Bukit Panjang Govt High, secured local elections. Tenant retention is 18 months on average. Close to malls: HillV2, Rail Mall. Food stores are available at the Cold Storage doorstep.
The Developer Joint-Venture structure divides the exposure. Construction cost secured by fixed tenders. The interest rate cap is 4.5 percent to shield buyers. Green certified certificates qualify to receive BCA grants and trim the strata fee.
Launch road map: VVIP preview November 2025, Public ballot February 2026. Showflat bookings open–e-brochure, floor plans live. Math of Yield: S$1.6 m 3-bed buys S$5,500 rental = 4.1 percent gross. Edge of connectivity: 25 minutes CBD 10, 10 minutes Orchard. Facilities: 50m infinity pool, Sky Gym with a view of the forest, a clubhouse for kids’ play zone, and a pet spa. Smart-home suite: voice lights, climate AI. Security: facial gates, 24/7 drones. Timeline locks’ value – construction starts in the second quarter of 2026. TOP December 2030.
Pinery Residences, located at Tampines, contains 585 units that include malls as well as expressways. Its land price is $1,004 psf ppr and yields ~3.8 percent. Tampines West MRT is instant, but the traffic can be a bit snarled. District 23 wins for serenity, higher psf growth, and greener yield.
District 23’s shortage of supply tenants, corporate as well as rail improvements, cement yield of 4% and 15 percent appreciation until 2030. S$1,020 psf ppr entry keeps risk low, returns high. Santarli-Apex duo guarantees execution.
Get your VVIP today to secure priority selections as well as a 3-5% discount before February 2026. Early movers can capture Dairy Farm’s final low-density chapter.
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