Buying an HDB flat is not just about choosing a property. Your eligibility, grant amount, and purchasing options depend largely on the scheme under which you are buying. Many buyers are familiar with grants such as the Enhanced CPF Housing Grant (EHG), Family Grant, and Proximity Housing Grant (PHG). However, fewer realise that these grants […]
Condominium Project Intelligence
MICHAELS' RESIDENCES
ALMOND STREET
570 mPENDING LRT STATION
$4MMedian transacted price
3Transactions in latest 12 months
2,001–3,000 sqftMost popular unit size
Market Snapshot
At Peak
At 12-Month High
Peak: Nov 2025Based on latest 12 months
▲ +33.8%
From 12-Month Low
Low: Oct 2025Based on latest 12 months
▲ +6.8%
Vs District Median PSF
Above District 23 medianBased on latest 12 months
▲ +5.5%
Vs OCR Median PSF
Above OCR medianBased on latest 12 months
7.5%
12M Turnover Rate
3 sales / 40 units
Latest 12-month sales
3
Up to latest completed Month
Median transacted price
$4M
Latest 12 months
Median PSF
$1,627
Latest 12 months
Typical recorded price range
$3.82M – $5.14M
20th to 80th percentile
Latest transacted price
$4M
2,224 sqft · 1 Nov 2025
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Aug 2021 to Nov 2025
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size2,001–3,000 sqft
Median Sold Size2,274 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Recent Transactions by Unit Size
2001 – 3000 sqft Average Price Trend
2001 – 3000 sqft Transaction Volume
2001 – 3000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-11 | 1 | $4M | $4M | $4M | $1,799 |
| 2025-10 | 1 | $3.7M | $3.7M | $3.7M | $1,627 |
2001 – 3000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-11 | Semi-detached House | — | 2,224 sqft | $1,799 | $4M |
| 2025-10 | Semi-detached House | — | 2,274 sqft | $1,627 | $3.7M |
>3000 sqft Average Price Trend
>3000 sqft Transaction Volume
>3000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-11 | 1 | $5.9M | $5.9M | $5.9M | $1,108 |
>3000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-11 | Detached House | — | 5,325 sqft | $1,108 | $5.9M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from MICHAELS' RESIDENCES. Distances are straight-line estimates.
MRT / LRT
- PENDING LRT STATION570 mPENDING ROAD
- CASHEW MRT STATION930 mCASHEW ROAD
- BANGKIT LRT STATION980 mBUKIT PANJANG RING ROAD
Primary Schools
- BUKIT PANJANG PRIMARY SCHOOL440 mCASHEW ROAD
- CHIJ OUR LADY QUEEN OF PEACE770 mCHESTNUT DRIVE
- ZHENGHUA PRIMARY SCHOOL1.0 kmFAJAR ROAD
- BEACON PRIMARY SCHOOL1.4 kmBUKIT PANJANG RING ROAD
- GREENRIDGE PRIMARY SCHOOL1.7 kmJELAPANG ROAD
Secondary Schools
- ASSUMPTION ENGLISH SCHOOL760 mUPPER BUKIT TIMAH ROAD
- ASSUMPTION PATHWAY SCHOOL790 mCASHEW ROAD
- GREENRIDGE SECONDARY SCHOOL1.2 kmBUKIT PANJANG RING ROAD
- ZHENGHUA SECONDARY SCHOOL2.1 kmBUKIT PANJANG RING ROAD
Post-Secondary
- ITE COLLEGE WEST2.3 kmCHOA CHU KANG GROVE
- JURONG PIONEER JUNIOR COLLEGE2.6 kmTECK WHYE WALK
- MILLENNIA INSTITUTE4.2 kmBUKIT BATOK WEST AVENUE 8
MOE Kindergartens
- MOE KINDERGARTEN @ ZHENGHUA1.0 kmFAJAR ROAD
- MOE KINDERGARTEN @ WEST VIEW2.0 kmSENJA ROAD
Hawker Centres
- Bukit Panjang Hawker Centre710 mBukit Panjang Ring Road
- Senja Hawker Centre2.2 kmSenja Close
Hospitals
- ST. LUKE'S HOSPITAL4.2 kmBUKIT BATOK STREET 11
- JURONG COMMUNITY HOSPITAL5.2 kmJURONG EAST STREET 21
Parks
- ALMOND CRESCENT PG240 m
- CHESTNUT CLOSE PARK260 m
- CASHEW CRESCENT FC PG390 m
Libraries
- Bukit Panjang Library1.4 kmJelebu Road
- Choa Chu Kang Library3.5 kmChoa Chu Kang Avenue 4
Community Clubs
- Bukit Panjang CC630 mPending Road
- Hillview CC1.4 kmHillview Rise
Sport Facilities
- Senja-Cashew Sport Centre1.5 kmBukit Panjang Road
- Bukit Gombak Sport Centre2.6 kmBukit Batok West Avenue 5
- Choa Chu Kang Sport Centre3.5 kmChoa Chu Kang Street 53
Market Position & Nearby Transactions
How MICHAELS' RESIDENCES compares with District 23 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,6273 project sales
District 23 Median PSF$1,524Median across district projects with recorded sales
Difference vs District+6.8%Above district median
Transactions Within 1 km313Recorded in the latest 12 months
Position Within District 23
MICHAELS' RESIDENCES is more affordable than 35% of District 23 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
57of 88 District 23 projects with recorded sales
District reference range$1,062 – $1,849 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| TREE HOUSE | 172 m | 201412 yrs old | 429 | 14 | $1,536 |
| NARRA RESIDENCES | 337 m | 20300 yrs old | 540 | 201 | $2,165 |
| ECO SANCTUARY | 353 m | 201610 yrs old | 437 | 11 | $1,631 |
| SUNCOTTAGES | 377 m | 201313 yrs old | 23 | 0 | — |
| CASHEW GREEN | 389 m | 20233 yrs old | 7 | 0 | — |
| FORESQUE RESIDENCES | 477 m | 201412 yrs old | 496 | 15 | $1,601 |
| CHESTNUT VILLE | 516 m | 198442 yrs old | — | 0 | — |
| THE BOTANY AT DAIRY FARM | 522 m | 20260 yrs old | 386 | 3 | $2,147 |
| CHESTNUT GARDENS | 532 m | — | — | 0 | — |
| CHESTNUT RESIDENCES | 536 m | 201016 yrs old | 10 | 0 | — |
| CASHEW VILLAS | 555 m | 200620 yrs old | — | 3 | $1,898 |
| DAIRY FARM RESIDENCES | 560 m | 20233 yrs old | 460 | 28 | $1,777 |
| CASHEW HEIGHTS CONDOMINIUM | 676 m | — | — | 5 | $1,671 |
| CASHEW PARK CONDOMINIUM | 709 m | — | — | 0 | — |
| DAIRY FARM ESTATE | 726 m | 198937 yrs old | — | 0 | — |
| THE SKYWOODS | 726 m | 201610 yrs old | 420 | 25 | $1,708 |
| CASHEW ESTATE | 776 m | — | — | 2 | $1,685 |
| CHESTERVALE | 836 m | 199729 yrs old | — | 5 | $1,000 |
| HAZEL PARK TERRACE | 836 m | 199828 yrs old | — | 0 | — |
| ESPA | 874 m | — | 78 | 1 | $1,674 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-08 | 1 | $760K | $760K | $760K | $1,642 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FORESQUE RESIDENCES | Condo | 496 | 1 | $760K | $1,642 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 11 | $1.4M | $1.09M | $1.59M | $2,023 |
| 2026-06 | 5 | $1.44M | $1.18M | $1.6M | $2,096 |
| 2026-05 | 17 | $1.42M | $1.19M | $1.57M | $2,067 |
| 2026-04 | 23 | $1.4M | $1.16M | $1.67M | $2,108 |
| 2026-03 | 8 | $1.35M | $940K | $1.57M | $2,016 |
| 2026-02 | 7 | $1.32M | $825K | $1.55M | $2,067 |
| 2026-01 | 54 | $1.36M | $998K | $1.62M | $2,125 |
| 2025-12 | 5 | $1.21M | $1.07M | $1.33M | $1,777 |
| 2025-11 | 6 | $1.17M | $1.04M | $1.3M | $1,689 |
| 2025-10 | 1 | $1.06M | $1.06M | $1.06M | $1,698 |
| 2025-09 | 2 | $1.01M | $1M | $1.02M | $1,490 |
| 2025-08 | 2 | $1.16M | $1.08M | $1.25M | $1,741 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| NARRA RESIDENCES | Apt | 540 | 110 | $1.41M | $2,155 |
| DAIRY FARM RESIDENCES | Apt | 460 | 17 | $1.21M | $1,746 |
| ECO SANCTUARY | Condo | 437 | 5 | $1.11M | $1,630 |
| THE SKYWOODS | Condo | 420 | 5 | $1.03M | $1,596 |
| FORESQUE RESIDENCES | Condo | 496 | 3 | $1.15M | $1,575 |
| TREE HOUSE | Condo | 429 | 1 | $1M | $1,346 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.73M | $1.73M | $1.73M | $1,842 |
| 2026-06 | 3 | $1.7M | $1.51M | $1.91M | $1,904 |
| 2026-05 | 2 | $1.85M | $1.54M | $2.15M | $1,969 |
| 2026-04 | 11 | $1.93M | $1.71M | $2.1M | $2,215 |
| 2026-03 | 8 | $1.84M | $1.61M | $2.11M | $2,056 |
| 2026-02 | 3 | $1.76M | $1.65M | $1.83M | $2,103 |
| 2026-01 | 33 | $1.79M | $1.63M | $2.12M | $2,117 |
| 2025-12 | 5 | $1.64M | $1.58M | $1.75M | $1,718 |
| 2025-10 | 2 | $1.71M | $1.65M | $1.77M | $1,764 |
| 2025-09 | 2 | $1.39M | $1.18M | $1.6M | $1,585 |
| 2025-08 | 5 | $1.58M | $1.3M | $1.8M | $1,729 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| NARRA RESIDENCES | Apt | 540 | 54 | $1.83M | $2,143 |
| THE SKYWOODS | Condo | 420 | 7 | $1.6M | $1,724 |
| DAIRY FARM RESIDENCES | Apt | 460 | 6 | $1.71M | $1,825 |
| ECO SANCTUARY | Condo | 437 | 4 | $1.71M | $1,728 |
| TREE HOUSE | Condo | 429 | 3 | $1.26M | $1,500 |
| THE BOTANY AT DAIRY FARM | Condo | 386 | 1 | $1.99M | $2,255 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 3 | $2.15M | $1.84M | $2.59M | $1,857 |
| 2026-06 | 3 | $2.1M | $1.76M | $2.68M | $1,965 |
| 2026-05 | 9 | $2.25M | $1.8M | $2.66M | $2,020 |
| 2026-04 | 6 | $2.01M | $1.79M | $2.29M | $1,937 |
| 2026-03 | 8 | $2.14M | $1.93M | $2.3M | $2,035 |
| 2026-02 | 5 | $2.08M | $1.68M | $2.61M | $1,973 |
| 2026-01 | 17 | $2.29M | $2.15M | $2.6M | $2,205 |
| 2025-11 | 3 | $1.76M | $1.73M | $1.78M | $1,595 |
| 2025-10 | 3 | $1.9M | $1.73M | $2.1M | $1,699 |
| 2025-09 | 1 | $1.68M | $1.68M | $1.68M | $1,660 |
| 2025-08 | 3 | $1.89M | $1.79M | $2.1M | $1,715 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| NARRA RESIDENCES | Apt | 540 | 36 | $2.33M | $2,207 |
| THE SKYWOODS | Condo | 420 | 9 | $1.82M | $1,735 |
| DAIRY FARM RESIDENCES | Apt | 460 | 5 | $1.94M | $1,825 |
| FORESQUE RESIDENCES | Condo | 496 | 5 | $1.86M | $1,602 |
| TREE HOUSE | Condo | 429 | 5 | $1.77M | $1,539 |
| ESPA | Condo | 78 | 1 | $1.82M | $1,674 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 4 | $2.24M | $1.34M | $3.39M | $1,644 |
| 2026-06 | 1 | $2.1M | $2.1M | $2.1M | $1,711 |
| 2026-05 | 1 | $2.07M | $2.07M | $2.07M | $1,628 |
| 2026-04 | 3 | $2.05M | $1.78M | $2.35M | $1,621 |
| 2026-03 | 1 | $1.24M | $1.24M | $1.24M | $985 |
| 2026-02 | 1 | $2.55M | $2.55M | $2.55M | $1,994 |
| 2026-01 | 1 | $1.31M | $1.31M | $1.31M | $1,040 |
| 2025-11 | 2 | $2.46M | $2.15M | $2.77M | $1,913 |
| 2025-10 | 2 | $2.22M | $2.2M | $2.23M | $1,609 |
| 2025-09 | 4 | $1.95M | $1.52M | $2.19M | $1,507 |
| 2025-08 | 6 | $1.95M | $1.41M | $2.3M | $1,475 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CHESTERVALE | EC | — | 5 | $1.36M | $1,009 |
| FORESQUE RESIDENCES | Condo | 496 | 5 | $2.1M | $1,632 |
| TREE HOUSE | Condo | 429 | 5 | $2.05M | $1,586 |
| THE SKYWOODS | Condo | 420 | 4 | $2.25M | $1,685 |
| CASHEW HEIGHTS CONDOMINIUM | Condo | — | 2 | $2.15M | $1,740 |
| ECO SANCTUARY | Condo | 437 | 2 | $1.83M | $1,383 |
| THE BOTANY AT DAIRY FARM | Condo | 386 | 2 | $2.66M | $2,071 |
| NARRA RESIDENCES | Apt | 540 | 1 | $3.39M | $2,457 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $2.53M | $2.53M | $2.53M | $1,528 |
| 2026-03 | 1 | $2.77M | $2.77M | $2.77M | $1,671 |
| 2025-12 | 1 | $2.68M | $2.68M | $2.68M | $1,617 |
| 2025-10 | 1 | $4.5M | $4.5M | $4.5M | $2,552 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CASHEW HEIGHTS CONDOMINIUM | Condo | — | 3 | $2.66M | $1,605 |
| CASHEW VILLAS | Terrace House | — | 1 | $4.5M | $2,552 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $2.8M | $2.8M | $2.8M | $1,088 |
| 2025-12 | 1 | $4.6M | $4.6M | $4.6M | $1,898 |
| 2025-08 | 1 | $4.55M | $4.55M | $4.55M | $2,124 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CASHEW ESTATE | Terrace House | — | 1 | $4.55M | $2,124 |
| CASHEW VILLAS | Terrace House | — | 1 | $4.6M | $1,898 |
| FORESQUE RESIDENCES | Condo | 496 | 1 | $2.8M | $1,088 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $6.18M | $6.18M | $6.18M | $1,245 |
| 2026-03 | 1 | $6.1M | $6.1M | $6.1M | $1,891 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CASHEW ESTATE | Terrace House | — | 1 | $6.18M | $1,245 |
| CASHEW VILLAS | Semi-detached House | — | 1 | $6.1M | $1,891 |
Market Interpretation
MICHAELS' RESIDENCES recorded only 3 transactions during the latest 12 months. Price movements should therefore be interpreted cautiously because individual sales can materially affect the headline figures.
Its median PSF is approximately 6.8% above the District 23 project median, indicating a premium relative to the wider district market.
Within 1 km, 20 nearby condominiums were identified; 12 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
B+M Avenue Pte Ltd
Property type
Condominium
District
District 23 - Hillview / Bukit Panjang / Choa Chu Kang
Market segment
Outside Central Region
Tenure
99 yrs lease commencing from 2012
TOP
2016
Total units
40
About MICHAELS' RESIDENCES
MICHAELS' RESIDENCES is a condominium in Singapore District 23, completed in 2016 with 99 yrs lease commencing from 2012. It recorded 3 transactions during the latest 12-month period in the database, with a median transacted price of $4M and a median of $1,627 psf. The most frequently transacted size range is 2,001–3,000 sqft, representing 66.7% of transactions with recorded floor area. PENDING LRT STATION is approximately 570 m away by straight-line distance. 2 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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