Projects
MICHAELS' RESIDENCES
D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang
Address 22 ALMOND AVENUE MICHAELS' RESIDENCES SINGAPORE 677706
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Detached House, Semi-Detached House 53 transactions 99-year leasehold from 2012 Updated Oct 2025
Property image pending
Project read
Quick summary about MICHAELS' RESIDENCES
Michaels' Residences is a 99-year leasehold from 2012 detached house, semi-detached house in D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang. Michaels' Residences currently has 35 rental contracts and 18 sale transactions, covering May 2021 to Oct 2025.
- Typical rent is $13,500 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $3,550,000, with median sale PSF at $1,406 psf and total recorded sale value of $65.5M.
- Rent is down 17.2% over the last 3 months. Sale PSF is up 7.0% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2012
Property type Detached House, Semi-Detached House
Sale records 18 resale transactions
Total sold value $65.5M
Data coverage
URA records on this page start May 2021 and run through Oct 2025.
Rental contracts 35 Jun 2021 to Sept 2025
Sale transactions 18 May 2021 to Oct 2025
Rent trend -17.2% Last 3 months
Sale PSF trend 7.0% Last 3 months
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
CASHEW MRT STATION (DT2) 1 km away
CASHEW MRT STATION 1.01 km away
HILLVIEW MRT STATION 1.12 km away
Schools nearby
BUKIT PANJANG PRIMARY SCHOOL 0.51 km away
ZHENGHUA PRIMARY SCHOOL 1.02 km away
GREENRIDGE SECONDARY SCHOOL 1.14 km away
BEACON PRIMARY SCHOOL 1.41 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 8.07 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 10.69 km away
DAIRY FARM PARK CONNECTOR Park / green link · 0.4 km away
BUKIT PANJANG HAWKER CENTRE Food centre · 0.71 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $11,500 19 rental contracts in view
Latest median sale PSF $1,454 psf 6 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Oct 2025 0 - 2 $1,454 psf $4,950,000
Sept 2025 1 $11,500 1 $1,627 psf $3,700,000
Jul 2025 1 $14,500 0 - -
Jun 2025 1 $12,000 1 $1,553 psf $3,900,000
Sept 2024 1 $15,000 0 - -
Jul 2024 3 $14,500 0 - -
Jun 2024 2 $14,400 0 - -
May 2024 2 $19,250 0 - -
Mar 2024 1 $15,800 0 - -
Dec 2023 1 $14,300 0 - -
Nov 2023 0 - 1 $1,619 psf $3,600,000
Aug 2023 1 $15,600 0 - -
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold LANDED HOUSING DEVELOPMENT 161 transactions
- Median rent
- $6,200
- Median sale PSF
- $1,333 psf
- Median rent
- $5,550
- Median sale PSF
- $1,379 psf
- Median rent
- $7,300
- Median sale PSF
- $1,304 psf
- Median rent
- $3,500
- Median sale PSF
- $1,398 psf
- Median rent
- $4,825
- Median sale PSF
- $1,474 psf
- Median rent
- $9,500
- Median sale PSF
- $1,115 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
Unknown $13,500 $13,166 35
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
2,000 to 2,500 sqft $9,000 $9,000 2
2,500 to 3,000 sqft $9,500 $9,567 3
3,000 to 3,500 sqft $10,500 $10,500 1
3,500 to 4,000 sqft $11,500 $11,667 3
4,000 to 4,500 sqft $13,800 $14,184 25
5,000 to 5,500 sqft $14,000 $14,000 1
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
- $3,550,000 $1,406 psf 18
Latest transactions
Most recent URA rental contracts and sale transactions 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
MICHAELS' RESIDENCES shows a typical monthly rent of $13,500 across 35 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $13,500
Rental contracts 35
Rent signal Moderate
- 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 MICHAELS' RESIDENCES point to a typical sale price of $3,550,000 and $1,406 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $3,550,000
Median PSF $1,406 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2012 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. MICHAELS' RESIDENCES has 18 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $65.5M
Latest update Oct 2025
- 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 MICHAELS' RESIDENCES against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
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.
MICHAELS' RESIDENCES FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at MICHAELS' RESIDENCES?
Based on the URA rental records currently loaded for MICHAELS' RESIDENCES, the median monthly rent is $13,500 across 35 rental contracts.
What is the typical sale price at MICHAELS' RESIDENCES?
The median sale price for MICHAELS' RESIDENCES is $3,550,000, based on 18 URA sale transactions in the local dataset.
What is the median sale PSF at MICHAELS' RESIDENCES?
The median sale price per square foot for MICHAELS' RESIDENCES is $1,406 psf. The average sale PSF is $1,435 psf.
Is MICHAELS' RESIDENCES freehold or leasehold?
MICHAELS' RESIDENCES is listed as 99-year leasehold from 2012. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is MICHAELS' RESIDENCES located?
MICHAELS' RESIDENCES is located at 22 ALMOND AVENUE MICHAELS' RESIDENCES SINGAPORE 677706 in D23 / Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang.
How current is the MICHAELS' RESIDENCES transaction data?
The URA records on this page start from May 2021 and run through Oct 2025. The page is rebuilt after local data refresh runs.