Prices · Bukit Panjang · Jelapang Road · D05 Pasir Panjang
Block 538 Jelapang Road
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What this block is
| Address | Block 538 Jelapang Road, Bukit Panjang, Singapore 119538 |
| Flat types here | 4-room, 5-room — on the evidence of 23 sales since Feb 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 1,076 sq ft, 5-room about 1,292 sq ft (1,076 to 1,292 sq ft across the block) |
| Lease | 99 years from 1999, expiring 2098 — 72 years left |
| Floors that have sold | 1 to 27, so the block stands at least 27 storeys |
| Flat models | Improved, Model A |
| Town and district | Bukit Panjang, district 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) |
| Compare it with | the rest of Jelapang Road, 5-room flats across Bukit Panjang |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,369 for every month of the 72 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $179,188 |
| Mortgage interest over 25 years | $205,682 |
| Running costs over the remaining lease | $311,040 |
| Total over the lease | $1,182,576 |
| Monthly while repaying | $2,668 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just three sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $395,000 | $330,000–$648,888 | 1,076 sq ft | 363 | 9 |
| 5-room | $631,500 | $498,000–$900,000 | 1,292 sq ft | 489 | 14 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $535,000 | 414 psf | 5 |
| 04 to 06 | $520,000 | 403 psf | 3 |
| 07 to 09 | $476,944 | 398 psf | 4 |
| 10 to 12 | $723,000 | 560 psf | 1 |
| 13 to 15 | $603,000 | 485 psf | 3 |
| 19 to 21 | $643,888 | 598 psf | 2 |
| 22 to 24 | $555,000 | 430 psf | 3 |
| 25 to 27 | $768,000 | 595 psf | 2 |
Year by year
| 2017 | $378,000 | 351 psf | one sale |
| 2019 | $526,500 | 408 psf | six sales |
| 2020 | $395,000 | 363 psf | three sales |
| 2021 | $535,000 | 414 psf | three sales |
| 2023 | $655,000 | 594 psf | three sales |
| 2024 | $657,500 | 509 psf | four sales |
| 2025 | $648,888 | 603 psf | one sale |
| 2026 | $751,500 | 628 psf | two sales |
23 transactions in all, from Feb 2017 to Aug 2026. The flat models recorded here are Improved, Model A.