The Madeira
The Madeira is a 99-year lease (73 yrs left) condominium development in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang). It has 65 recorded private transactions. Latest sale: $1,465,000 (Aug 2026, 126 sqm, floors 01-05). Median $1,131/sqft. Prices up 23.2% over the period. 73 years lease remaining.
Where The Madeira ranks in District 23
All 73 projects ›Median psf over time
Estimate a unit at The Madeira
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 0.31% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,066 | 8 |
| 06-10 | $1,121 | 15 |
| 11-15 | $1,167 | 10 |
| 16-20 | $1,196 | 15 |
| 21-25 | $1,181 | 15 |
| 26-30 | $1,178 | 2 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Aug 2026 | 01-05 | Resale | 126 sqm | $1,465,000 | $1,080 |
| Jun 2026 | 06-10 | Resale | 98 sqm | $1,268,000 | $1,202 |
| Feb 2026 | 01-05 | Resale | 128 sqm | $1,450,000 | $1,052 |
| Feb 2026 | 16-20 | Resale | 98 sqm | $1,340,000 | $1,270 |
| Jan 2026 | 21-25 | Resale | 118 sqm | $1,560,000 | $1,228 |
| Nov 2025 | 06-10 | Resale | 87 sqm | $1,200,000 | $1,281 |
| Nov 2025 | 01-05 | Resale | 128 sqm | $1,488,000 | $1,080 |
| Oct 2025 | 21-25 | Resale | 115 sqm | $1,538,000 | $1,242 |
| Sep 2025 | 11-15 | Resale | 115 sqm | $1,500,000 | $1,212 |
| Sep 2025 | 16-20 | Resale | 87 sqm | $1,208,000 | $1,290 |
| Aug 2025 | 26-30 | Resale | 189 sqm | $2,230,000 | $1,096 |
| Aug 2025 | 11-15 | Resale | 116 sqm | $1,468,000 | $1,176 |
| Jul 2025 | 11-15 | Resale | 126 sqm | $1,650,000 | $1,217 |
| Jul 2025 | 21-25 | Resale | 115 sqm | $1,520,000 | $1,228 |
| Jun 2025 | 06-10 | Resale | 121 sqm | $1,500,000 | $1,152 |
| Jun 2025 | 16-20 | Resale | 87 sqm | $1,200,000 | $1,281 |
| Jun 2025 | 21-25 | Resale | 126 sqm | $1,635,000 | $1,206 |
| May 2025 | 06-10 | Resale | 87 sqm | $1,125,000 | $1,201 |
| May 2025 | 16-20 | Resale | 116 sqm | $1,480,000 | $1,185 |
| May 2025 | 06-10 | Resale | 115 sqm | $1,500,000 | $1,212 |
| Apr 2025 | 16-20 | Resale | 98 sqm | $1,320,000 | $1,251 |
| Mar 2025 | 16-20 | Resale | 121 sqm | $1,600,000 | $1,228 |
| Feb 2025 | 16-20 | Resale | 116 sqm | $1,500,000 | $1,201 |
| Jan 2025 | 26-30 | Resale | 87 sqm | $1,180,000 | $1,260 |
| Jan 2025 | 01-05 | Resale | 177 sqm | $1,735,000 | $911 |
The Madeira 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 The Madeira, with their median resale psf. Useful for comparing what The Madeira costs per square foot against nearby developments.
About The Madeira
Prices at The Madeira in District 23 (Bukit Batok / Bukit Panjang / Choa Chu Kang) have risen sharply, up about 23.2% over the data window (around 4.4% a year). Its $1,131 psf median sits about 19% below the District 23 median, cheaper than about 75% of projects there. It has a regular flow of transactions, with 65 sales between 2021-10 and 2026-08, ranging from $910,000 to $2,230,000. The most recent transaction was a 126 sqm unit (floors 01-05) at $1,465,000 in Aug 2026, and the median is $1,131 psf. Higher floors carry a premium, with the 21-25 band about 11% per square foot above the 01-05 band. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 73 years remaining is 0.9188, an annual lease decay of about 0.31%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at The Madeira cost?
The most recent transaction at The Madeira was $1,465,000 for a 126 sqm unit in 2026-08. The median price is $1,131 per square foot across 65 transactions, ranging from $910,000 to $2,230,000. Data sourced from URA.
Is The Madeira freehold or leasehold?
The Madeira is on a 99-year lease commencing in 2000, with approximately 73 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.31%.
What is the price per square foot (psf) at The Madeira?
The median price at The Madeira is $1,131 psf, with transactions ranging from $784 to $1,290 psf. This is based on 65 URA-recorded transactions in District 23.
Have prices at The Madeira gone up or down?
Prices at The Madeira have increased by approximately 23.2% over the data period (around 4.4% a year). The median price is currently $1,131 psf, with the most recent sale at $1,465,000 in 2026-08.