Northvale rent and sale price
D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang
Address 71 Choa Chu Kang Loop Northvale Singapore 689673
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Apartment, Non-Landed Properties 661 transactions 99-year leasehold from 1995 Latest records Jun 2026
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Project read
Quick summary about Northvale
Northvale is a 99-year leasehold apartment in D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang. The page currently tracks 550 rentals and 111 sales. Northvale is near CHOA CHU KANG MRT STATION (NS4), about 0.27 km away.
For rent checks, start with the project median of $3,300 per month and compare it with the observed size-band range of $2,100 to $4,700. For sale checks, start with the median sale price of $1,110,000 and median sale PSF of $1,006 psf, then compare floor-band evidence from $1,095,000 to $1,333,444 and PSF from $960 psf to $1,016 psf.
- Typical rent is $3,300 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,110,000, with median sale PSF at $1,006 psf and total recorded sale value of $129.7M.
- Rent is flat over the last 3 months. Sale PSF is down 0.4% over the last 3 months.
Northvale Market Position
How this project compares with the wider D23 market before you read the detailed tables.
Rent vs D23 -5.7%
Rents near district median
Northvale's median rent is $3,300 compared with the D23 median of $3,500. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D23 -32.3%
Sale PSF below district median
Northvale's median sale PSF is $1,006 psf versus the D23 median of $1,486 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.57%
Rent support above district screen
Gross yield is roughly 3.57% versus a D23 screen of 2.92%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 31.3% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +0.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1995 matters most on sale price. Compare Northvale against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Northvale Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,300
Is the asking rent fair?
$3,150 to $3,450 is the first fair-rent band to check. Above $3,450 should have a visible reason.
Median sale PSF $1,006 psf
Is the purchase price fair?
$1,080,000 to $1,140,000 and $980 to $1,040 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,350
Are similar units renting for more?
2 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 31.3% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +0.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run Northvale numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,300/mo Test gross and net yield against typical rent. Buy vs rent $1.1M Compare ownership cost against renting. Mortgage $1.1M Estimate monthly payment from the sale price. Stamp duty $1,006 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Northvale Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1995
Property type Apartment, Non-Landed Properties
Sales 111 resale transactions
Total sold value $129.7M
Northvale Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 550 Jun 2021 to May 2026
Sale transactions 111 Jun 2021 to Apr 2026
Rent trend 0.0% Last 3 months
Sale PSF trend -0.4% Last 3 months
Northvale Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
CHOA CHU KANG MRT STATION (NS4) 0.27 km away
CHOA CHU KANG MRT STATION (JS1) 0.29 km away
CHOA CHU KANG WEST MRT STATION (JS2) 1.11 km away
Schools nearby
KRANJI SECONDARY SCHOOL 0.55 km away
SOUTH VIEW PRIMARY SCHOOL 0.67 km away
KRANJI PRIMARY SCHOOL 0.7 km away
REGENT SECONDARY SCHOOL 0.89 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 11.52 km away
FAIRPRICE HUB Daily needs · 10.15 km away
CHOA CHU KANG NORTH PARK CONNECTOR Park / green link · 0.64 km away
SENJA HAWKER CENTRE Food centre · 1.74 km away
Northvale Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,175 143 rentals in view
Latest median sale PSF $1,100 psf 29 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 6 $3,175 0 - -
Apr 2026 5 $3,600 2 $1,100 psf $1,583,444
Mar 2026 8 $3,750 3 $1,006 psf $1,850,088
Feb 2026 6 $3,250 3 $1,131 psf $1,400,000
Jan 2026 7 $3,600 2 $1,106 psf $1,405,000
Dec 2025 12 $3,600 3 $1,104 psf $1,238,000
Nov 2025 4 $3,375 0 - -
Oct 2025 9 $3,900 0 - -
Sept 2025 10 $4,025 2 $1,024 psf $1,219,000
Aug 2025 9 $4,300 1 $1,172 psf $1,488,000
Jul 2025 9 $3,400 1 $1,144 psf $1,478,000
Jun 2025 11 $3,400 1 $966 psf $1,050,000
Projects Similar to Northvale
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1994 Maysprings 2.3 km away 683 transactions
- Median rent
- $3,300
- Median sale PSF
- $1,054 psf
- Median rent
- $3,250
- Median sale PSF
- $955 psf
- Median rent
- $3,500
- Median sale PSF
- $998 psf
- Median rent
- $3,600
- Median sale PSF
- $988 psf
- Median rent
- $3,600
- Median sale PSF
- $1,032 psf
- Median rent
- $3,200
- Median sale PSF
- $982 psf
Northvale Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,500 $2,468 120
2 bed $3,350 $3,221 228
3 bed $3,900 $3,773 180
4 bed $4,700 $4,529 19
Unknown $2,100 $2,133 3
Northvale Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
600 to 700 sqft $2,700 $2,577 55
700 to 800 sqft $2,225 $2,302 48
900 to 1,000 sqft $2,650 $2,620 10
1,000 to 1,100 sqft $3,325 $3,189 222
1,100 to 1,200 sqft $3,450 $3,375 4
1,200 to 1,300 sqft $3,800 $3,717 147
1,300 to 1,400 sqft $4,000 $3,738 36
1,500 to 1,600 sqft $4,700 $4,415 17
Northvale Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,095,000 $1,006 psf 58
06 to 10 $1,168,000 $1,016 psf 43
11 to 15 $1,333,444 $960 psf 10
Northvale Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Northvale shows a typical monthly rent of $3,300 across 550 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,300
Rentals 550
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Northvale point to a typical sale price of $1,110,000 and $1,006 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,110,000
Median PSF $1,006 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1995 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Northvale has 111 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $129.7M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D23 to compare Northvale against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Northvale FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Northvale?
Northvale has a median monthly rent of $3,300 across 550 rentals.
What is the typical sale price at Northvale?
The median sale price for Northvale is $1,110,000, based on 111 sales on this page.
What is the median sale PSF at Northvale?
The median sale price per square foot for Northvale is $1,006 psf. The average sale PSF is $968 psf.
Is Northvale freehold or leasehold?
Northvale is listed as 99-year leasehold from 1995. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Northvale located?
Northvale is located at 71 Choa Chu Kang Loop Northvale Singapore 689673 in D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang.
How current is the Northvale transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.