Dairy Farm Walk (Plot 3) GLS
GLS Site
Est. launch price$2,240–$2,540 psf
0% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Phoenix Residences is a 74-unit 99-year leasehold condominium in D23 (OCR, West region), developed by USB (Phoenix) Pte Ltd (OKP Holdings), with TOP expected in 2024. The land was secured through a collective sale in August 2018 at $720 psf ppr.
The site sits about 0.38 km in a straight line from Phoenix (BP5), roughly 6 minutes on foot. Matched developer-sale transactions put take-up at 99% — 73 of 74 units, at an average of $1,552 psf.
99% sold
73 of 74 units sold · 1 still available
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Phoenix Residences, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Selling
- Developer
- USB (Phoenix) Pte Ltd (OKP Holdings)
- District
- D23 · OCR · West
- Tenure
- 99 years
- Total units
- 74
- Plot ratio
- 1.4
- Land cost
- $720 psf pprCollective sale, August 2018
- Average psf (transacted)
- $1,552
- Units sold
- 99%73 of 74 · 1 available
- Entry price
- $853,810Smallest layout, lowest transacted quantum
- Bedroom mix
- 1, 2, 3 bedroom
- Size range
- 560 - 1,367 sqft (52 - 127 sqm)
- Expected TOP
- 2024
- Nearest LRT
- Phoenix BP5 · 0.38 km · ~6 min walk
- HDB upgrader share
- 54.8%Of matched buyers with a prior HDB address
- Coordinates
- 1.37528, 103.75752
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
Land attributes
Estimated breakeven
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Phoenix Residences sits on the map, with its district, market segment and nearest station on the rail network. The nearest LRT station is Phoenix (BP5), about 0.38 km away in a straight line, roughly 6 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Phoenix Residences is located at 1.37528, 103.75752 in D23, Singapore. The interactive map loads when this section comes into view.
- District
- D23 · West · OCR
- Nearest LRT
- Phoenix BP5 · 0.38 km · ~6 min walk
- Coordinates
- 1.37528, 103.75752
- Tenure
- 99 years
- Site status
- Selling
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Phoenix LRTBP5 · Bukit Panjang LRT | 0.38 km | 6 min | — |
| Teck Whye LRTBP4 · Bukit Panjang LRT | 0.44 km | 7 min | — |
| Bukit Panjang MRTDT1 · Downtown Line | 0.63 km | 10 min | — |
| Junction 10Shopping mall | 0.64 km | 10 min | — |
| Hillion MallShopping mall | 0.69 km | 10 min | — |
| Greenridge Secondary SchoolSecondary | 0.72 km | 11 min | — |
| Teck Whye Shopping CentreShopping mall (location approximate) | 0.77 km | 12 min | — |
| Bukit Panjang PolyclinicPublic polyclinic · National University Polyclinics | 0.89 km | 13 min | 3 min |
| Chua Chu Kang CCCommunity club | 0.90 km | 14 min | 3 min |
| Bukit Panjang PlazaShopping mall | 0.92 km | 14 min | 3 min |
| Chua Chu Kang Secondary SchoolSecondary | 0.94 km | 14 min | 3 min |
| Cashew MRTDT2 · Downtown Line | 0.96 km | 14 min | 3 min |
| West View Primary SchoolP1 vacancies available | 0.99 km | 15 min | 3 min |
| Teck Whye Primary SchoolP1 vacancies available | 1.04 km | 16 min | 3 min |
| Senja-Cashew CCCommunity club | 1.06 km | 16 min | 3 min |
| Senja-Cashew Sport CentreActiveSG sport centre | 1.06 km | 16 min | 3 min |
| Jurong Pioneer Junior CollegeJunior college | 1.07 km | 16 min | 3 min |
| Choa Chu Kang PolyclinicPublic polyclinic · National University Polyclinics | 1.09 km | 16 min | 3 min |
| Bukit Panjang Primary SchoolHigh P1 demand | 1.33 km | 20 min | 4 min |
| South View Primary SchoolVery high P1 demand | 1.34 km | 20 min | 4 min |
| Senja Hawker CentreHawker centre · 28 cooked-food stalls | 1.38 km | 21 min | 4 min |
| Zhenghua Primary SchoolVery high P1 demand | 1.39 km | 21 min | 4 min |
| Western Adventure LoopPark Connector loop | 1.54 km | 23 min | 4 min |
| The Perse School SingaporeInternational school | 1.64 km | 25 min | 5 min |
| Bukit Panjang Hawker CentreHawker centre · 28 cooked-food stalls | 1.68 km | 25 min | 5 min |
| Choa Chu Kang ParkPark · 10 ha | 1.73 km | 26 min | 5 min |
| St Francis Methodist SchoolInternational school | 1.92 km | 29 min | 6 min |
| Bukit Batok Town ParkPark · 42 ha | 2.00 km | 30 min | 6 min |
| Jurong Lake DistrictRegional commercial centre | 2–5 km | — | 10–20 min |
| Singapore University of Social SciencesAutonomous university nearest — beyond 3 km | 5.52 km | — | 16 min |
| International Business ParkBusiness and innovation park | 5–10 km | — | 20–30 min |
| Raffles PlaceCentral business district | 10–15 km | — | 30–45 min |
No categories selected. Pick one above, or .
32 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|---|---|---|---|---|---|
| 1 Bedroom | — | $1,512 | $853,810 – $868,980 | — | — | |
| 2 Bedroom | — | $1,601 | $900,000 – $1.38M | — | — | |
| 3 Bedroom | — | $1,545 | $1.49M – $2.35M | — | — |
Figures from matched transactions as at 15 Aug 2026. Averages vary by floor, stack, facing and size — ranges matter more than any single number.
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D23 resales have performed
Capital appreciation context for Phoenix Residences: what sellers of completed condos in the same district actually realised on 13,146 matched buy-and-sell pairs (March 1995 to August 2026), including the 22.4% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 22.4% recorded on completed sales here.
Median annualised return
1.9% p.a.
all exits in district D23, winners and losers
Share that made money
77.6%
10,206 of 13,146 matched exits
Median gain when it worked
$251k
gross, before transaction costs
Median loss when it did not
-$93k
2,940 exits sold at or below cost
Median holding period
11.3y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Dashed line marks Phoenix Residences’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D23 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
3.8% p.a.middle of the 10 mapped, all exits3.1–5.0%slowest to fastest of the 10$315kmiddle project’s median gain, gross$1,451 psftheir middle average resale psf$1,552 psfthis launch, average transacted
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Mi Casa | 2012 | 316 | 99.1% | 5.0% p.a. | 5.5y | $252k | $1,366 |
| The Jade | 2004 | 283 | 90.1% | 4.6% p.a. | 8.1y | $422k | $1,497 |
| Hillview Regency | 2006 | 631 | 94.9% | 4.2% p.a. | 9.0y | $310k | $1,292 |
| Tree House | 2013 | 311 | 98.4% | 4.1% p.a. | 8.1y | $307k | $1,711 |
| The Warren | 2004 | 664 | 88.3% | 3.9% p.a. | 9.0y | $319k | $1,299 |
| The Madeira | 2003 | 353 | 89.5% | 3.8% p.a. | 9.4y | $368k | $1,290 |
| Hillington Green | 2002 | 375 | 88.0% | 3.7% p.a. | 10.5y | $507k | $1,755 |
| Midwood | 2023 | 109 | 100.0% | 3.5% p.a. | 4.3y | $197k | $1,680 |
| The Dairy Farm | 1985 | 177 | 73.4% | 3.5% p.a. | 11.2y | $500k | $1,796 |
| Le Quest | 2020 | 133 | 100.0% | 3.1% p.a. | 5.6y | $184k | $1,405 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Phoenix Residences and the 10 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Bukit Panjang Primary School1–2km1.33 km (est.)≈ 20 min walk
2A 0.77×2B 0.77×2C 1.28× • ballot SC 1–2km2C(S) —
South View Primary School1–2km1.34 km (est.)≈ 20 min walk
2A 2.89× • ballot SC <1km2B 1.30× • ballot SC <1km2C 3.78× • ballot SC <1km2C(S) —
Zhenghua Primary School1–2km1.39 km (est.)≈ 21 min walk
2A 1.03× • ballot PR <1km2B 0.00×2C 0.81×2C(S) 0.67×
St. Anthony's Primary School1–2km1.50 km (est.)≈ 22 min walk
2A 0.44×2B 0.87×2C 1.46× • ballot SC 1–2km2C(S) —
Chua Chu Kang Primary School1–2km1.76 km (est.)≈ 26 min walk
2A 0.60×2B 0.53×2C 1.97× • ballot SC <1km2C(S) —
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2025 P1 exercise and can change year to year. Full map and methodology: primary schools near new launches.
Compare with nearby launches
Other tracked launches and GLS sites in D23 or the same segment and region.
Hillion Residences
12 units available
$1,519–$1,743 psf
98% sold
Narra Residences
337 units available
$2,141–$2,299 psf
38% sold
Solano Grand
Upcoming
Est. launch price$1,820–$2,060 psf
0% sold
The Myst
13 units available
$1,974–$2,165 psf
97% sold
J'Den
6 units available
$2,383–$2,539 psf
98% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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