Rent vs D23 -5.3%
Rents near district median
Northvale's latest 12-month median rent is $3,600 compared with the D23 median of $3,800 for the same period. Use this district check before narrowing by bedroom and area band.
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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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 591 rentals and 114 sales. Northvale is near CHOA CHU KANG MRT STATION (NS4), about 0.27 km away.
For rent checks, start with the latest 12-month median of $3,600 per month and compare it with the full-history size-band range of $2,100 to $4,700. For sale checks, start with the latest 12-month median sale price of $1,400,000 and median sale PSF of $1,103 psf, then compare full-history floor-band evidence from $1,100,000 to $1,428,888 and PSF from $975 psf to $1,026 psf.
- Latest 12M median rent is $3,600 per month from 98 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,400,000, with median sale PSF at $1,103 psf from 16 sales.
- Rent is up 9.7% over the last 3 months. Sale PSF is up 6.0% over the last 3 months.
Northvale Market Brief
Compare the project with D23 across rent, sale PSF, tenure and transaction activity.
Compared with D23
Sale PSF vs D23 -30.8%
Sale PSF below district median
Northvale's latest 12-month median sale PSF is $1,103 psf versus the D23 median of $1,595 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.09%
Rent support near district screen
Gross yield is roughly 3.09% versus a D23 screen of 3.00%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 22.0% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -9.1%
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.
Before you decide
Latest 12M median rent $3,600
Is the asking rent fair?
$3,400 to $3,800 is the first fair-rent band to check. Above $3,800 should have a visible reason.
Latest 12M median sale PSF $1,103 psf
Is the purchase price fair?
$1,360,000 to $1,440,000 and $1,070 to $1,140 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,400
Are similar units renting for more?
2 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 22.0% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -9.1%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
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 114 resale transactions
Total sold value $133.3M
Northvale Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 591 Jun 2021 to Sept 2026
Sale transactions 114 Jun 2021 to Oct 2026
Rent trend 9.7% Last 3 months
Sale PSF trend 6.0% 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
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 $3,800 140 rentals in view
Latest median sale PSF $1,165 psf 25 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Oct 2026 0 - 1 $1,165 psf $840,000
Sept 2026 8 $3,800 0 - -
Aug 2026 9 $4,000 1 $968 psf $1,250,000
Jul 2026 9 $3,950 0 - -
Jun 2026 14 $3,675 1 $1,173 psf $1,490,000
May 2026 7 $3,200 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 - -
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 716 transactions
- Median rent
- $3,300
- Median sale PSF
- $1,062 psf
- Median rent
- $3,600
- Median sale PSF
- $1,011 psf
- Median rent
- $3,600
- Median sale PSF
- $989 psf
- Median rent
- $3,300
- Median sale PSF
- $968 psf
- Median rent
- $3,700
- Median sale PSF
- $946 psf
- Median rent
- $3,625
- Median sale PSF
- $1,045 psf
Northvale Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,525 $2,493 128
2 bed $3,400 $3,246 243
3 bed $4,000 $3,824 196
4 bed $4,700 $4,562 21
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 $2,800 $2,610 60
700 to 800 sqft $2,250 $2,319 50
900 to 1,000 sqft $2,650 $2,620 10
1,000 to 1,100 sqft $3,350 $3,213 237
1,100 to 1,200 sqft $3,450 $3,375 4
1,200 to 1,300 sqft $3,900 $3,772 162
1,300 to 1,400 sqft $4,000 $3,758 37
1,500 to 1,600 sqft $4,700 $4,463 19
Northvale Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,100,000 $1,006 psf 59
06 to 10 $1,134,000 $1,026 psf 44
11 to 15 $1,428,888 $975 psf 11
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 latest 12-month median monthly rent of $3,600 across 98 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,600
Rentals in period 98
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
Latest 12M sales at Northvale show a median price of $1,400,000 and $1,103 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,400,000
Latest 12M median PSF $1,103 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 114 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $133.3M
Latest record Oct 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.
Run Northvale numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,600/mo Test gross and net yield against typical rent. Buy vs rent $1.4M Compare ownership cost against renting. Mortgage $1.4M Estimate monthly payment from the sale price. Stamp duty $1,103 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 latest 12-month median monthly rent of $3,600 across 98 rentals in that period.
What is the typical sale price at Northvale?
The latest 12-month median sale price for Northvale is $1,400,000, based on 16 sales in that period.
What is the median sale PSF at Northvale?
The latest 12-month median sale price per square foot for Northvale is $1,103 psf. The average for the same period is $1,086 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.