The Madeira
The Madeira is a condominium 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$1,220 psf from 10 sales.
At a glance
- District
- District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2000, about 73 years left
- Completed
- 2003, about 23 years old
What the prices say
The median home in The Madeira sold for S$1,457,500: the middle of 10 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 20% lower. By price per square foot it ranks 35th 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$872 psf in 2021 (25 sales) and S$1,202 psf in 2026 so far (5 sales), up about 38%. The highest year in the record was 2025 at S$1,212 psf.
Higher floors sold for more here: floor 21 and above at S$1,228 psf against S$1,080 psf on floors 1 to 5, about 14% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,265 psf and 1,200 to 1,499 sq ft at S$1,204 psf. Smaller homes cost more per square foot than larger 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 The Madeira's S$1,220 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,184 psf, so The Madeira sold a little above it: about 3% higher.
| Project | Median price per sq ft | Sales |
|---|---|---|
| The Madeira | S$1,220 psf | 10 |
| Hillview Regency | S$1,194 psf | 18 |
| Guilin View | S$1,184 psf | 14 |
| Maysprings | S$1,184 psf | 18 |
What sells here
10 homes sold in the last 12 months, down from 18 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 18 of the 28 sales in the last 24 months, well over half.
None of the 28 sales in the last 24 months were first sales of new units: all 28 were resales.
The first new sale in our records was in May 2001.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,100 a month (38 contracts). The district's median across every contract was S$3,800, so rents here ran a little above it: about 8% higher.
Over the 24 months the median rent was S$4,100 (82 contracts), the same as the latest 12 months.
By bedrooms: 2 bedrooms S$3,800 (12) and 3 bedrooms S$4,300 (25). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (25 rentals and 6 resale or sub-sale transactions) gives a gross yield estimate of 3.5%: a median rent of S$4,300 a month against a median price of S$1,494,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
19 other projects in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang) were completed within 5 years of The Madeira and have a price. Their middle price was S$1,180 psf, so The Madeira sold a little above projects of a similar age: about 3% higher.
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 The Madeira. 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 The Madeira?
S$1,220 psf in the 12 months to August 2026, from 10 sales. For the median home that is S$1,457,500.
How many homes sold in The Madeira?
10 in the last 12 months and 28 in the last 24 months, across all sale types.
What do homes in The Madeira rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,100 a month, from 38 contracts.
What is the rental yield in The Madeira?
Between 3.5% and 3.5% 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 The Madeira?
It is a 99-year lease from 2000, which leaves about 73 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$1,220 psf | S$1,457,500 | 10 |
| Last 24 months | S$1,209 psf | S$1,484,000 | 28 |
| Last 5 years | S$1,131 psf | S$1,380,000 | 65 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$872 psf | 25 |
| 2022 | S$995 psf | 13 |
| 2023 | S$1,121 psf | 12 |
| 2024 | S$1,200 psf | 10 |
| 2025 | S$1,212 psf | 20 |
| 2026 (to August) | S$1,202 psf | 5 |
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$1,080 psf | 5 |
| Floors 6 to 10 | S$1,202 psf | 6 |
| Floors 16 to 20 | S$1,251 psf | 7 |
| Floor 21 and above | S$1,228 psf | 7 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,265 psf | 8 |
| 1,200 to 1,499 sq ft | S$1,204 psf | 18 |
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 The Madeira, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,100 a month | 38 |
| Last 24 months | S$4,100 a month | 82 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$3,800 a month | 12 | S$3,800 a month |
| 3 bedrooms | S$4,300 a month | 25 | S$4,300 a month |
| 4 or more bedrooms | Under 5 contracts | 1 | Under 5 contracts |
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 The Madeira, 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 The Madeira, with a likely range and the recent sales behind it. Sign in is free.
Open The Madeira in Condo AtlasOther condos in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang)
- The Myst
- The Petals
- The Quintet
- The Rainforest
- The Skywoods
- The Tennery
- Tree House
- Wandervale
- Windermere
- Yew Mei Green
- Yewtee Residences
- Altura
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.