The Madeira Review — Hillview / Bukit Panjang / Bukit Batok · D23
HuatScore: 73/100 — Solid Choice!
Is The Madeira a good buy?
HuatScore rates The Madeira 73/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,217 psf
- Price from: S$1.21M
Live market data
- Resale transactions (12mo): 11
- Recent resale PSF: ~$1,210 psf
- Gross rental yield: 3.4%
What works in its favour
- Both anchors locked in: 191m to DAZHONG PRIMARY SCHOOL and 283m (~4-min walk) to Bukit Gombak MRT (Exit C). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +26% above the 5–10 year resale median in Hillview / Bukit Panjang / Bukit Batok. Market needs ~6 years of growth to match the entry price.
- Thin transaction volume: Only 11 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Thin future upgrader pool: Live count: 3 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 727 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who The Madeira suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
27% up over 5 years, now ~$1,217 psf. Track record confirm got. Lease 73 years left — financing starts to pinch.