Northvale
Northvale is a 99-year lease (68 yrs left) apartment development in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang). It has 110 recorded private transactions. Latest sale: $1,490,000 (Jun 2026, 118 sqm, floors 11-15). Median $1,013/sqft. Prices up 40.2% over the period. 68 years lease remaining.
Where Northvale ranks in District 23
All 73 projects ›Median psf over time
Estimate a unit at Northvale
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.37% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,014 | 55 |
| 06-10 | $1,026 | 44 |
| 11-15 | $975 | 11 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 11-15 | Resale | 118 sqm | $1,490,000 | $1,173 |
| Apr 2026 | 11-15 | Resale | 126 sqm | $1,428,888 | $1,054 |
| Apr 2026 | 06-10 | Resale | 141 sqm | $1,738,000 | $1,145 |
| Mar 2026 | 11-15 | Resale | 251 sqm | $2,550,000 | $944 |
| Mar 2026 | 01-05 | Resale | 119 sqm | $1,288,000 | $1,006 |
| Mar 2026 | 01-05 | Resale | 167 sqm | $1,850,088 | $1,029 |
| Feb 2026 | 01-05 | Resale | 118 sqm | $1,450,000 | $1,142 |
| Feb 2026 | 06-10 | Resale | 117 sqm | $1,452,133 | $1,153 |
| Feb 2026 | 01-05 | Resale | 120 sqm | $1,400,000 | $1,084 |
| Feb 2026 | 06-10 | Resale | 101 sqm | $1,230,000 | $1,131 |
| Jan 2026 | 06-10 | Resale | 118 sqm | $1,400,000 | $1,102 |
| Jan 2026 | 01-05 | Resale | 118 sqm | $1,410,000 | $1,110 |
| Dec 2025 | 11-15 | Resale | 96 sqm | $1,238,000 | $1,198 |
| Dec 2025 | 01-05 | Resale | 117 sqm | $1,390,000 | $1,104 |
| Dec 2025 | 01-05 | Resale | 101 sqm | $1,110,000 | $1,021 |
| Sep 2025 | 01-05 | Resale | 121 sqm | $1,288,000 | $989 |
| Sep 2025 | 11-15 | Resale | 101 sqm | $1,150,000 | $1,058 |
| Aug 2025 | 06-10 | Resale | 118 sqm | $1,488,000 | $1,172 |
| Jul 2025 | 06-10 | Resale | 120 sqm | $1,478,000 | $1,144 |
| Jun 2025 | 01-05 | Resale | 101 sqm | $1,050,000 | $966 |
| May 2025 | 01-05 | Resale | 118 sqm | $1,400,000 | $1,102 |
| May 2025 | 01-05 | Resale | 126 sqm | $1,510,000 | $1,113 |
| May 2025 | 01-05 | Resale | 67 sqm | $810,000 | $1,123 |
| May 2025 | 06-10 | Resale | 118 sqm | $1,465,000 | $1,153 |
| Mar 2025 | 01-05 | Resale | 118 sqm | $1,380,000 | $1,086 |
Northvale is inside the 1 km Primary 1 priority zone for 3 primary schools. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Northvale, with their median resale psf. Useful for comparing what Northvale costs per square foot against nearby developments.
About Northvale
Northvale is a 99-year leasehold apartment development in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang), its lease commencing in 1995 and about 68 years remaining, so lease decay is a real factor in its pricing. Its $1,013 psf median sits about 28% below the District 23 median, cheaper than about 85% of projects there. It has a busy transaction history, with 110 sales between 2021-07 and 2026-06, ranging from $689,000 to $2,550,000. The most recent transaction was a 118 sqm unit (floors 11-15) at $1,490,000 in Jun 2026, and the median is $1,013 psf. Over the data window, prices here are up about 40.2% (about 7.1% a year). All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Northvale cost?
The most recent transaction at Northvale was $1,490,000 for a 118 sqm unit in 2026-06. The median price is $1,013 per square foot across 110 transactions, ranging from $689,000 to $2,550,000. Data sourced from URA.
Is Northvale freehold or leasehold?
Northvale is on a 99-year lease commencing in 1995, with approximately 68 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.37%.
What is the price per square foot (psf) at Northvale?
The median price at Northvale is $1,013 psf, with transactions ranging from $594 to $1,198 psf. This is based on 110 URA-recorded transactions in District 23.
Have prices at Northvale gone up or down?
Prices at Northvale have increased by approximately 40.2% over the data period (around 7.1% a year). The median price is currently $1,013 psf, with the most recent sale at $1,490,000 in 2026-06.