Northvale
Northvale is an apartment in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,093 psf from 18 sales.
At a glance
- District
- District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang)
- Region
- Outside Central Region
- Type
- Apartment
- Tenure
- 99-year lease from 1995, about 68 years left
- Completed
- 1998, about 28 years old
What the prices say
The median home in Northvale sold for S$1,400,000: the middle of 18 sales in the 12 months to August 2026.
That is well below the middle condo project in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang), which sold at S$1,526 psf across 66 projects: about 28% lower. By price per square foot it ranks 41st of the 48 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$756 psf in 2021 (35 sales) and S$1,102 psf in 2026 so far (13 sales), up about 46%. The highest year in the record was 2025 at S$1,104 psf.
Floor made little difference: floors 11 to 15 sold at S$1,058 psf against S$1,085 psf on floors 1 to 5 (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,058 psf and 1,200 to 1,499 sq ft at S$1,103 psf. Larger homes cost more per square foot than smaller ones.
Against similar projects in the district
This project and the three others in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang) whose median over the last 12 months is closest to Northvale's S$1,093 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,069 psf, about the same as Northvale (within 3%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Northvale | S$1,093 psf | 18 |
| Windermere | S$1,069 psf | 6 |
| The Quintet | S$1,121 psf | 7 |
| Palm Gardens | S$1,062 psf | 21 |
What sells here
18 homes sold in the last 12 months, down from 21 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 22 of the 39 sales in the last 24 months, close to half.
None of the 39 sales in the last 24 months were first sales of new units: all 39 were resales.
The first new sale in our records was in November 1995.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$3,600 a month (100 contracts). The district's median across every contract was S$3,800, so rents here ran a little below it: about 5% lower.
Over the 24 months the median rent was S$3,600 (191 contracts), the same as the latest 12 months.
By bedrooms: 1 bedroom S$2,850 (23), 2 bedrooms S$3,575 (38) and 3 bedrooms S$4,300 (35). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (35 rentals and 11 resale or sub-sale transactions) gives a gross yield estimate of 3.6%: a median rent of S$4,250 a month against a median price of S$1,400,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
18 other projects in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang) were completed within 5 years of Northvale and have a price. Their middle price was S$1,184 psf, so Northvale sold a little below projects of a similar age: about 8% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Northvale. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Northvale?
S$1,093 psf in the 12 months to August 2026, from 18 sales. For the median home that is S$1,400,000.
How many homes sold in Northvale?
18 in the last 12 months and 39 in the last 24 months, across all sale types.
What do homes in Northvale rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$3,600 a month, from 100 contracts.
What is the rental yield in Northvale?
Between 3.6% and 3.6% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Northvale?
It is a 99-year lease from 1995, which leaves about 68 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,093 psf | S$1,400,000 | 18 |
| Last 24 months | S$1,102 psf | S$1,390,000 | 39 |
| Last 5 years | S$1,015 psf | S$1,170,000 | 107 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$756 psf | 35 |
| 2022 | S$858 psf | 23 |
| 2023 | S$988 psf | 17 |
| 2024 | S$1,076 psf | 24 |
| 2025 | S$1,104 psf | 17 |
| 2026 (to August) | S$1,102 psf | 13 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,085 psf | 24 |
| Floors 6 to 10 | S$1,138 psf | 10 |
| Floors 11 to 15 | S$1,058 psf | 5 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,058 psf | 11 |
| 1,200 to 1,499 sq ft | S$1,103 psf | 22 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Northvale, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$3,600 a month | 100 |
| Last 24 months | S$3,600 a month | 191 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | S$2,850 a month | 23 | S$2,875 a month |
| 2 bedrooms | S$3,575 a month | 38 | S$3,525 a month |
| 3 bedrooms | S$4,300 a month | 35 | S$4,200 a month |
| 4 or more bedrooms | Under 5 contracts | 4 | S$4,950 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang)
- Rents for every district, by size
- Rent against price for Northvale, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Northvale, with a likely range and the recent sales behind it. Sign in is free.
Open Northvale in Condo AtlasOther condos in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang)
- Palm Gardens
- Park Natura
- Parkview Apartments
- Phoenix Residences
- Regent Grove
- Regent Heights
- Sol Acres
- The Amston
- The Arden
- The Botany at Dairy Farm
- The Dairy Farm
- The Dew
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.