Prices · Bukit Panjang · Bukit Panjang Ring Road · D23 Hillview
Block 541 Bukit Panjang Ring Road
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What this block is
| Address | Block 541 Bukit Panjang Ring Road, Bukit Panjang, Singapore 671541 |
| Flat types here | 4-room, 5-room — on the evidence of 28 sales since June 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 1,087 sq ft, 5-room about 1,302 sq ft (1,087 to 1,302 sq ft across the block) |
| Lease | 99 years from 1999, expiring 2098 — 72 years left |
| Floors that have sold | 1 to 24, so the block stands at least 24 storeys |
| Flat models | Model A, Improved |
| Town and district | Bukit Panjang, district 23 (Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang) |
| Compare it with | the rest of Bukit Panjang Ring Road, 4-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 $1,306 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 | $167,864 |
| Mortgage interest over 25 years | $192,862 |
| Running costs over the remaining lease | $311,040 |
| Total over the lease | $1,128,099 |
| Monthly while repaying | $2,524 |
| 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 two sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $515,000 | $338,000–$623,000 | 1,087 sq ft | 474 | 15 |
| 5-room | $615,000 | $425,000–$715,000 | 1,302 sq ft | 472 | 13 |
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 | $425,000 | 329 psf | 3 |
| 04 to 06 | $534,500 | 455 psf | 8 |
| 07 to 09 | $508,000 | 467 psf | 3 |
| 10 to 12 | $530,000 | 474 psf | 7 |
| 13 to 15 | $615,000 | 472 psf | 3 |
| 16 to 18 | $680,000 | 522 psf | 1 |
| 22 to 24 | $640,000 | 491 psf | 3 |
Year by year
| 2017 | $457,500 | 383 psf | two sales |
| 2018 | $395,000 | 367 psf | one sale |
| 2019 | $458,800 | 422 psf | three sales |
| 2020 | $420,000 | 377 psf | four sales |
| 2021 | $610,000 | 472 psf | five sales |
| 2022 | $652,000 | 496 psf | five sales |
| 2023 | $595,500 | 498 psf | four sales |
| 2024 | $608,444 | 565 psf | two sales |
| 2026 | $608,444 | 560 psf | two sales |
28 transactions in all, from June 2017 to Oct 2026. The flat models recorded here are Model A, Improved.