Blk 448 Bukit Panjang Ring Road

HDB · Bukit Panjang · Singapore 670448

Completed: 1995
Lease from: 1997 (99 years)
Storeys: 14
Resales since 1990: 112

Lease and eligibility context

About 70 years remain on the 99-year lease, based on its 1997 commencement year. This year-level figure is approximate.

A standard flat completed around 1995 would usually reach its 5-year MOP around 2000. The actual MOP starts from each owner’s key collection date, and special schemes can differ. Check HDB’s rule ↗

Indicative only. Check your dates and eligibility with HDB, CPF and your conveyancing adviser.

116 flats: 54 × 4-room, 62 × 5-room.

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Estimated value

Indicative building-level values from official sales. They are a starting point, not a valuation. A unit’s floor, size, condition and facing can change its price.

4-room

S$525,000

Typical range S$518,295.74–S$526,476.26

See the 5 comparable sales

Sale	Home	Original	Adjusted
Jul 20261 to 3	448 BUKIT PANJANG RING ROADsame building · 101 sqm	S$516,800storey +1.9%	S$526,476.26
Jun 20267 to 9	448 BUKIT PANJANG RING ROADsame building · 101 sqm	S$528,000storey -1.8%	S$518,295.74
Jun 20264 to 6	448 BUKIT PANJANG RING ROADsame building · 102 sqm	S$525,000no adjustment	S$525,000
Mar 20264 to 6	448 BUKIT PANJANG RING ROADsame building · 101 sqm	S$508,000market -0.3%	S$506,501.47
Oct 20247 to 9	448 BUKIT PANJANG RING ROADsame building · 101 sqm	S$533,000market +2.5% · storey -1.8%	S$536,158.36

Median of the adjusted sales; range is their middle 50%. Older HDB sales are adjusted with the official HDB Resale Price Index. Storey adjustments use observed premiums for the town and flat type. Method building-v1, sales through 2026-09-01.

5-room

S$692,970.50

Typical range S$674,505.13–S$710,992.86

See the 20 comparable sales

Sale	Home	Original	Adjusted
Mar 202610 to 12	448 BUKIT PANJANG RING ROADsame building · 119 sqm	S$668,000market -0.3%	S$666,029.50
Jan 202610 to 12	448 BUKIT PANJANG RING ROADsame building · 120 sqm	S$668,000market -0.3%	S$666,029.50
Feb 20254 to 6	448 BUKIT PANJANG RING ROADsame building · 120 sqm	S$618,000market +0.9% · storey +7.8%	S$672,347.75
Sep 202610 to 12	545 BUKIT PANJANG RING ROADsame street · 120 sqm	S$780,000no adjustment	S$780,000
Sep 202616 to 18	611 BUKIT PANJANG RING ROADsame street · 111 sqm	S$682,000storey -7.3%	S$632,485.81
Sep 20261 to 3	613 BUKIT PANJANG RING ROADsame street · 110 sqm	S$630,000storey +12.0%	S$705,408.89
Jun 202610 to 12	620 BUKIT PANJANG RING ROADsame street · 111 sqm	S$710,888no adjustment	S$710,888
Jun 20267 to 9	613 BUKIT PANJANG RING ROADsame street · 110 sqm	S$685,000storey +3.8%	S$711,307.46
Apr 202619 to 21	535 BUKIT PANJANG RING ROADsame street · 122 sqm	S$765,000storey -10.7%	S$683,220.76
Apr 202610 to 12	447 BUKIT PANJANG RING ROADsame street · 119 sqm	S$690,000no adjustment	S$690,000
Apr 20264 to 6	449 BUKIT PANJANG RING ROADsame street · 120 sqm	S$630,000storey +7.8%	S$679,319.59
Feb 202619 to 21	545 BUKIT PANJANG RING ROADsame street · 120 sqm	S$820,000market -0.3% · storey -10.7%	S$730,180.91
Jan 202613 to 15	537 BUKIT PANJANG RING ROADsame street · 122 sqm	S$739,888market -0.3% · storey -3.7%	S$710,421.66
Jan 202616 to 18	613 BUKIT PANJANG RING ROADsame street · 111 sqm	S$730,000market -0.3% · storey -7.3%	S$675,003.89
Jan 202610 to 12	609 BUKIT PANJANG RING ROADsame street · 110 sqm	S$698,000market -0.3%	S$695,941
Jan 202610 to 12	447 BUKIT PANJANG RING ROADsame street · 120 sqm	S$675,000market -0.3%	S$673,008.85
Dec 20257 to 9	533 BUKIT PANJANG RING ROADsame street · 122 sqm	S$775,000market -0.4% · storey +3.8%	S$801,601.78
Nov 202516 to 18	609 BUKIT PANJANG RING ROADsame street · 111 sqm	S$738,800market -0.4% · storey -7.3%	S$682,469.86
Nov 202510 to 12	611 BUKIT PANJANG RING ROADsame street · 111 sqm	S$720,000market -0.4%	S$717,170.92
Sep 202516 to 18	537 BUKIT PANJANG RING ROADsame street · 122 sqm	S$763,000market -0.4% · storey -7.3%	S$704,478.71

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
4-room	4 sold	S$516,800	477	S$516,800 in Jul 2026
5-room	2 sold	S$668,000	519	S$668,000 in Mar 2026

Price history

Quarterly median sale price. Hover or focus a point for its value.

4-room

5-room

Getting around

Fajar LRT StationExit A3 min walk210 m
Bangkit LRT StationExit A7 min walk520 m
Segar LRT StationExit A9 min walk710 m

Walking routes from OneMap to the nearest exit.

Schools nearby

Primary, within 1 km

Primary, 1 to 2 km

Other schools within 1 km

Zhenghua Secondary School900 m

Approximate straight-line distances from the building. For primary school registration, check the exact distance on OneMap’s school query ↗.

Food & shopping nearby

Hawker centres

Bukit Panjang Hawker Centre28 cooked-food stalls680 m
Senja Hawker Centre28 cooked-food stalls1.3 km

Shopping malls

Fajar Shopping Centre445 FAJAR ROAD FAJAR SHOPPING CENTRE SINGAPORE 670445150 m
Greenridge Shopping Centre524A JELAPANG ROAD GREENRIDGE SHOPPING CENTRE SINGAPORE 671524680 m
Hillion Mall17 PETIR ROAD HILLION MALL SINGAPORE 6782781.2 km

Nearest places within 3 km. Approximate straight-line distance from the building. Sources: NEA via data.gov.sg and OneMap.

Location

Latest 30 of 112 sales

Month	Flat type	Storey	Size	Price	S$ psf
Jul 2026	4-roomModel A	1 to 3	101 sqm (1,087 sqft)	S$516,800	475
Jun 2026	4-roomModel A	7 to 9	101 sqm (1,087 sqft)	S$528,000	486
Jun 2026	4-roomModel A	4 to 6	102 sqm (1,098 sqft)	S$525,000	478
Mar 2026	5-roomImproved	10 to 12	119 sqm (1,281 sqft)	S$668,000	522
Mar 2026	4-roomModel A	4 to 6	101 sqm (1,087 sqft)	S$508,000	467
Jan 2026	5-roomImproved	10 to 12	120 sqm (1,292 sqft)	S$668,000	517
Feb 2025	5-roomImproved	4 to 6	120 sqm (1,292 sqft)	S$618,000	478
Oct 2024	4-roomModel A	7 to 9	101 sqm (1,087 sqft)	S$533,000	490
Jun 2024	5-roomImproved	1 to 3	120 sqm (1,292 sqft)	S$565,000	437
May 2024	5-roomImproved	4 to 6	121 sqm (1,302 sqft)	S$612,000	470
Apr 2024	5-roomImproved	13 to 15	120 sqm (1,292 sqft)	S$640,000	495
Sep 2021	4-roomModel A	10 to 12	101 sqm (1,087 sqft)	S$425,000	391
Jul 2019	4-roomModel A	4 to 6	101 sqm (1,087 sqft)	S$325,000	299
May 2019	4-roomModel A	4 to 6	101 sqm (1,087 sqft)	S$340,000	313
May 2019	4-roomModel A	1 to 3	102 sqm (1,098 sqft)	S$330,000	301
Apr 2019	4-roomModel A	4 to 6	101 sqm (1,087 sqft)	S$330,000	304
Sep 2018	5-roomImproved	4 to 6	120 sqm (1,292 sqft)	S$408,000	316
May 2018	4-roomModel A	13 to 15	101 sqm (1,087 sqft)	S$385,000	354
May 2018	4-roomModel A	1 to 3	101 sqm (1,087 sqft)	S$336,000	309
Sep 2017	4-roomModel A	1 to 3	102 sqm (1,098 sqft)	S$322,000	293
Jun 2017	5-roomImproved	10 to 12	120 sqm (1,292 sqft)	S$423,000	327
Nov 2016	5-roomImproved	4 to 6	121 sqm (1,302 sqft)	S$402,000	309
Aug 2016	4-roomModel A	4 to 6	101 sqm (1,087 sqft)	S$326,800	301
Mar 2016	5-roomImproved	10 to 12	120 sqm (1,292 sqft)	S$425,000	329
Apr 2015	4-roomModel A	4 to 6	101 sqm (1,087 sqft)	S$340,000	313
Mar 2015	4-roomModel A	10 to 12	101 sqm (1,087 sqft)	S$335,000	308
Jan 2015	5-roomImproved	13 to 15	120 sqm (1,292 sqft)	S$440,000	341
Aug 2014	4-roomModel A	13 to 15	101 sqm (1,087 sqft)	S$377,500	347
Jun 2014	4-roomModel A	10 to 12	101 sqm (1,087 sqft)	S$393,000	361
Apr 2013	5-roomImproved	7 to 9	121 sqm (1,302 sqft)	S$492,000	378

HDB publishes a storey range, not the unit number. Sizes include any recess area bought and space added by upgrading. Source: HDB resale flat prices, data.gov.sg.