50 Bukit Batok Street 31, Singapore 659442; 52 Bukit Batok Street 31, Singapore 659443; 54 Bukit Batok Street 31, Singapore 659444; 56 Bukit Batok Street 31, Singapore 659445
The Madeira is the lone condo in its own corner of Bukit Batok: 456 units at Bukit Batok Street 31, completed in 2003, trading at a median $1,212 psf. It is the value entry on this side of the district, and its subzone holds nothing else to compare it against.
Two North South Line stations sit within 1km. Bukit Gombak (NS3) is the nearer of the two, and Bukit Batok (NS2) is also inside the 1km band, giving the estate 2 direct stations on the same line.
Three primary schools fall inside the 1km priority radius: Dazhong Primary School, Lianhua Primary School and Saint Anthony’s Primary School. Under MOE’s P1 registration framework, home to school distance decides ballot priority in the later phases, and our P1 registration guide walks through how.
The scale runs large for its era: 3 blocks, 28 storeys, holding 97 two bedders, 320 three bedders and 26 four bedders. Three quarters of the estate is 3 bedroom stock, making this one of the most family weighted projects in the west.
On tenure, the 99 year lease runs from August 2000, which leaves roughly 73 years as of 2026, the oldest clock of the three Bukit Batok projects we cover this round. That lease age is exactly what the discount price below is paying for.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 98 | 936 - 1,055 | 21.49% | |
| 3 Bedroom | 332 | 1,238 - 2,034 | 72.81% | |
| 4 Bedroom | 26 | 1,668 - 3,046 | 5.70% | |
| Overall | 456 | 936 - 3,046 | 100.00% |
The Madeira sits alone in the Hong Kah North subzone, our data shows just 1 project and 456 units in that pocket, this estate. There is no direct neighbour to benchmark against, so the sections below lean on the estate’s own transaction record instead.
Most The Madeira resale transactions fall between $1,085 and $1,278 psf, with a median of $1,212 psf. That covers 24 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
There is no structural comparison to make inside Hong Kah North itself: the subzone holds only The Madeira, according to our records, no other condo project shares its immediate pocket. That is unusual in Bukit Batok, and it means pricing here answers mainly to the estate’s own age and the 2 stations on its doorstep, not to a neighbour’s launch pricing.
Recent prints span both years: a 936.5 sqft unit at $1.208M in September 2025, a 1,377.8 sqft unit at $1.488M in November 2025, and a 1,054.9 sqft unit at $1.268M in June 2026. The single highest print recorded, a 2,034.4 sqft unit at $2.23M, traded at $1,096 psf, below the estate’s own median, a reminder that bigger formats here do not automatically command the top of the psf range.
Eyeing a specific stack? We pull the latest transactions for that stack before you offer, honest advice, no pressure. WhatsApp us
The verified size ladder, priced at the $1,212 psf median, covers 2 bedders only: 936 sqft with 2 baths at about $1.13M, and 1,055 sqft with 1 bath plus a store at about $1.28M.
That leaves the 3 and 4 bedders, 346 of the 456 units, without a confirmed developer floor plan in our records. What URA’s own transactions show is a wide spread: recorded resale deals span 936.5 to 2,034.4 sqft, which covers everything from the 2 bedders through to the largest duplex format sold. Buyers targeting a specific 3 or 4 bedroom stack should confirm the exact size with the agent before offering, since this range alone spans more than 1,000 sqft.
Supply: the Hong Kah North subzone holds just 1 project, The Madeira itself, at 456 units. Nothing else has been built in this specific pocket, and our data shows no other condo sharing the subzone to add future supply pressure or comparison.
Demand: Bukit Batok town holds about 29,003 four room, five room and executive HDB flats already past their Minimum Occupation Period, one of the deeper upgrader pools in the west. Over the last 12 months the median Bukit Batok 4 room resale sold for $638,000 and the median 5 room for $810,000, so a paid up 5 room flat covers well over half the quantum of a 3 bedder here.
Rental: 66 leases signed since January 2025. 2 bedders let at a median $3,800, 3 bedders at $4,225, and 4 bedders at $5,200, though that last figure comes from a single recorded lease. Gross yields run about 3.4% to 4.0%, strongest on the 2 bedders.
The honest take: at 23 years old, renovation budgets belong in any serious offer, and the 73 year remaining lease is the shortest of the west Bukit Batok projects we cover. The floor plan gap on 76% of the estate means some buyers will be sizing 3 and 4 bedders off URA’s transacted sqft rather than a confirmed plan. Our rental yield guide covers how we read the letting numbers, and the URA Master Plan shows what is coming to the wider Bukit Batok corridor.
HDB upgraders chasing genuine 3 bedroom space at a value entry price, and families balloting for Dazhong, Lianhua or Saint Anthony’s Primary. The 2 NSL stations within 1km also suit commuters who want a direct line without a transfer.
Buyers who want a younger lease or a confirmed floor plan out of the gate are better served by newer west side stock such as Le Quest or Hillhaven, both of which carry deeper, more current transaction records. For buyers prioritising space per dollar over a young lease, The Madeira remains one of the cheaper ways into a 3 bedroom home on the North South Line.
Thinking about The Madeira?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
The Madeira has 3 blocks of 28 storeys.
The Madeira rises 28 storeys across 3 blocks.
The Madeira has 456 residential units.
The Madeira offers 2 Bedroom (936 to 1,055 sqft), 3 Bedroom (1,238 to 2,034 sqft), 4 Bedroom (1,668 to 3,046 sqft).
The floor plans we hold for The Madeira are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
The Madeira sits on a site of about 18,916 sqm (roughly 203,600 sqft).
The Madeira is 99-year leasehold (lease from Aug 2000).
No, The Madeira is a 99-year leasehold development (lease from Aug 2000).
The Madeira is developed by Janiton Pte Ltd.
The Madeira is at 50 Bukit Batok Street 31, Singapore 659442 – about 300m from Bukit Gombak MRT (NS3).
The Madeira is in District 23 (Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang), in the Outside Central Region (OCR).
The nearest MRT is Bukit Gombak (NS3), about 300m away. Bukit Batok (NS2) is also within 1km.
Schools within 1km of The Madeira: Dazhong Primary School, Lianhua Primary School, St. Anthony’s Primary School.
Primary schools within 2km of The Madeira: Dazhong Primary School, Lianhua Primary School, St. Anthony’s Primary School, Bukit View Primary School, Jurong Primary School, Keming Primary School, Princess Elizabeth Primary School and Yuhua Primary School. Of these, Dazhong Primary School, Lianhua Primary School and St. Anthony’s Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Hillgrove Secondary School, Swiss Cottage Secondary School, Dunearn Secondary School and Bukit View Secondary School.
Shopping malls within about 2km of The Madeira include West Mall, Le Quest Mall, Parc Point, Plantation Plaza and HillV2 Mall.
Yes – parks within about 2km of The Madeira include Bukit Batok Hillside Park, Beauty Garden Park, Bukit Batok Town Park, Neighbourhood Park and Chu Yen Playground.
Based on transactions in the last 12 months, PSF ranges from about $1,052 to $1,290.
Based on recent transactions, 2 Bedroom units start from about $1.12M, 3 Bedrooms from about $1.41M.
The Madeira has seen average rental yields of about 3.4% based on recent transactions, and the nearest MRT, Bukit Gombak (NS3), is about 300m away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
The Madeira is a good fit for school-focused families – Dazhong Primary School, Lianhua Primary School, St. Anthony’s Primary School are within 1km.
The Madeira is a 99-year leasehold condominium in District 23 developed by Janiton Pte Ltd, comprising 456 units across 3 blocks. It obtained TOP in 2003.
The Madeira obtained TOP in 2003.
The Madeira is fully completed – TOP was obtained in 2003. Units are now available on the resale market.
Yes. Foreigners can buy The Madeira because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
The Madeira is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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