Bukit Panjang · west

Bangkit

6,714 taps a working day at FAJAR (BP10), 255m to Exit A

The published record for this corner: measured numbers with their receipts, named absences where the record is empty. No scores, no forecasts, nothing invented.

Rent: 3 rent readings were measured here and none may lead this card. Each is listed below with the reason it was held back

District 23’s stamped Level 1 (street level) band: S$9.56–38.00 psf. ALL of this corner’s postals sit in District 23; measured at district grain, not at this corner

That range pools 3 floor-area cells, and they do not overlap the same way: 30 sqm and below S$20.20–38.00 psf from 3 contracts; over 30 to 100 sqm S$16.29–25.79 psf from 3 contracts; over 300 sqm S$9.56–16.98 psf from 3 contracts. Read the cell your own floor area falls in, not the pooled range above it

HDB shop awards across Bukit Panjang: S$8.23 psf, the median of 3 awards from S$7.33–13.32 psf, newest 2026-05. Planning-area grain, HDB shop units at street level, winning bids; not this corner’s own and not private retail planning area

The plan zones 4.6% of this corner for uses that can hold a shopfront; most of the corner is residential (54%) tight

39,153 taps in and out on a working day · 34,275 on a weekend or public holiday

Served by FAJAR (BP10), 6,714 taps a working day, 255m to Exit A; also BANGKIT (BP9) Exit A opens in this corner, PENDING (BP8) Exit A opens in this corner, PETIR (BP7) 373m to Exit A

20,740 residents · 11,800 work here daytime (planning area)

5,977 HDB flats stand here across 64 blocks, a count, not an estimate

Households around here spend about S$5,445 a month across all categories (national averages by home type, 2023 survey: a floor where homes are far dearer than typical)

The middle earning household here takes home S$11,000–S$11,999 a month (planning area) · 21% earn over S$20,000

Homes here rent at S$2,200–3,613/mo, an income proxy, never a shop rent

An executive condominium here sold for S$1.3M (50 sales to Jul 2026)

Pick what you sell in the app to count competitors. 7 of the 62 trades carry a counted register; a food format without one gets the licensed-food bound instead; the rest say why no count exists.

A hawker centre stands here: Bukit Panjang Hawker Centre (28 stalls)

3 rent readings measured here do not lead this card: 1 above the band, 1 not shop space, 1 stood too long

F&B space: S$39.07 psf, n=1, as of 2026-08, unchanged since Jul 2026 · 6 days, units of 430 sqft, above the p75 of S$16.29–25.79 psf above the band

All strata pooled: S$39.07 psf, n=1, as of 2026-08, unchanged since Jul 2026 · 6 days, units of 430 sqft not shop space

Shophouse: S$42.66 psf, n=2, as of 2026-08, unchanged since Mar 2026 · 140 days, units of 350–431 sqft stood too long

1 listing under 30 sqm (S$20.00 psf) is not pooled into this corner’s rent. 30 sqm is the top of URA’s smallest published size band excluded

The app draws this corner’s buildings, shows it on the island map, checks a rent you were quoted against this record and runs your own numbers.

Open Bangkit in the app →

This page never scores a door and never predicts a business. You know your margin, staffing and opex; we publish what the ground measures. (The one number that pretended to score was withdrawn on 2026-08-05.)

Every receipt for this corner ↓ What this is

surface written 2026-10-12. Every figure on this page is read from that one file

Bangkit: every published receipt

How to read a row: the bold figure is the middle of its range and the figures either side are the range’s ends; “carried” means aggregated up from finer measurements (streets, postals, doors) into this corner, never a direct reading at it. The n is the count behind the figure: contracts, awards, units or taps, by instrument. An absent row carries a code and a side, never an instrument or a date, because nothing was measured. Every rent row was measured per square metre a month by its publisher (URA’s street medians, HDB’s awards over their printed floor area, the portals’ asks) and is printed here per square foot, divided once by this record’s own bridge of 10.76 sqft per sqm.

Who is here

Resident population as of 2025-06-30

20,740 persons

singstat.ghs2025.C020123 · subzone grain

Resident households as of 2025-06-30

5,854–7,399–9,114 households n=4

NOT A MEASUREMENT: residents by dwelling (C020125) ÷ the NATIONAL average household size for that dwelling type (17863, 2025), CALIBRATED by the planning area's own published/derived household ratio (C020141) where the area publishes one. The divide alone ran ~9% low with a measured per-area spread; the calibration applies the reconciliation instead of merely reporting it.

ghs2025.residents-div-hhsize · subzone grain

Daytime workers by place of work (planning area) as of 2025-06-30

11,800 persons

GHS 2025: employed RESIDENTS by workplace planning area. Foreign-worker commuters are outside the frame entirely, so this is a FLOOR on true daytime workers; no-fixed-location (201,500) and work-from-home (82,200) sit in categories, not areas. Planning-area grain: the table publishes nothing finer, so every subzone in BUKIT PANJANG with premises, taps or residents published at the corner shows this same figure.

singstat.ghs2025.C020148 · planningArea grain

Rent: every published stratum

hdbTender rent

not yet published: our gap

not_yet_wired: a gap on OUR side of the pipeline. no hdb-tender fact, valued or absent, reached this subzone, and an unexplained gap is ours by rule

Held back (above the band) · propertyType: f-and-b ask carried one ask as of 2026-08-03

S$39.07 psf n=1

a census: all 1 sources known in this subzone answered

a THIN ask: 1 unit, below URA's own disclosure floor of 3 contracts, asking above the top of the band it sits in: judged against District 23's stamped Level 1 (street level) cell for units over 30 to 100 sqm, the band this row's own median unit of 430 sqft falls in. One landlord asking more than three quarters of a district's signed leases does not head a card; the stamped band does, and this asks beneath it. A thin ask AT OR BELOW that p75 keeps the lead (it is then the conservative number), so this gate refuses one direction only

listings.commercialguru.street-ask:carried · subzone grain

Held back (stood too long) · propertyType: shophouse ask carried lowest–highest ask as of 2026-08-03

S$34.29–42.66–51.04 psf n=2

a census: all 2 sources known in this subzone answered

listed 140 days before this snapshot (posted 2026-03-15), older than one URA quarter (91 days, the gap between URA's two most recent quarter-ends), and this corner holds a fresher shopfront row: an ask posted 2026-07-28, 135 days after this ask was posted. A landlord's asking price that has stood unmoved for longer than the market's own reporting cycle is not this quarter's market, and it does not lead over one that is

listings.srx.postal-ask:carried · subzone grain

Residential (income proxy, never a shop rent) · all home types carried approvals to 2026-07-31, the oldest part approvals to 2024-11-30

S$1,550–2,650–4,100/mo n=837

built from 58 of 64 sources known in this subzone (91%): a FLOOR, not a census

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 58 blocks pooled here; the oldest part's newest approval month ends 2024-11-30. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 4-room carried approvals to 2026-07-31, the oldest part approvals to 2023-09-30

S$1,625–2,700–3,500/mo n=405

a census: all 47 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 47 blocks pooled here; the oldest part's newest approval month ends 2023-09-30. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 3-room carried approvals to 2026-07-31, the oldest part approvals to 2025-01-31

S$1,325–2,200–2,800/mo n=237

a census: all 16 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-07-31 is the last day of the newest month in which HDB approved a sublet among the 16 blocks pooled here; the oldest part's newest approval month ends 2025-01-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · 5-room carried approvals to 2026-06-30, the oldest part approvals to 2024-11-30

S$1,675–3,000–3,725/mo n=175

a census: all 26 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-06-30 is the last day of the newest month in which HDB approved a sublet among the 26 blocks pooled here; the oldest part's newest approval month ends 2024-11-30. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · executive carried approvals to 2026-03-31, the oldest part approvals to 2025-03-31

S$2,675–3,613–4,100/mo n=20

a census: all 4 sources known in this subzone answered

hdb.sublet.block-median:carried · subzone grain · 2026-03-31 is the last day of the newest month in which HDB approved a sublet among the 4 blocks pooled here; the oldest part's newest approval month ends 2025-03-31. Each part's figure is the median of every approved contract in its own cell, so this row spans more than one month and no single month describes it

Residential (income proxy, never a shop rent) · exec-condo carried contracts to 2026-05-31

S$4,200/mo n=1

a census: all 1 sources known in this subzone answered

ura.resi.street-median:carried · subzone grain · 2026-05-31 is the last day of the newest month in which a lease counted here was signed, in URA's private residential rental table. The figure is the median of the whole quarter's contracts on the street, so this is the newest month the median covers, not the quarter's end and not a day any particular lease was signed

Rent: the district’s stamped band, one row per size cell

District 23 · Level 1 (street level) · pooled across its size bands · ALL of this corner’s postals quarter to 2026-06-30

S$9.56–20.77–38.00 psf n=3

URA PMI district median at DISTRICT grain, not measured at this corner. ALL of this corner's geocoded postals sit in District 23. The stratum is Level 1 (street level), declared here because URA stamps no all-levels, all-bands district median: the 3 size bands pool UNWEIGHTED: lo the lowest of the bands' lows, hi the highest of their highs, mid the median of band medians, because URA publishes no contract counts to weight with; n=3 is its disclosure floor, not a sample size. Read the bands and match your own floor area.

ura.pmi.district-median · district grain · 2026-06-30 is the last day of the quarter URA's rental-contract table covers. The figure is the district median of every contract signed across those three months in the stratum, so this is the period the median describes and not a day any particular lease was signed

District 23 · Level 1 (street level) · 30 sqm and below quarter to 2026-06-30

S$20.20–24.00–38.00 psf n=3

District 23 · Level 1 (street level) · over 30 to 100 sqm quarter to 2026-06-30

S$16.29–20.77–25.79 psf n=3

District 23 · Level 1 (street level) · over 300 sqm quarter to 2026-06-30

S$9.56–13.08–16.98 psf n=3

HDB shop awards, planning area BUKIT PANJANG lowest–highest award bids closed 2026-05-07, the oldest part bids closed 2025-11-13

S$7.33–8.23–13.32 psf n=3

PLANNING-AREA grain, not this corner: 3 HDB shop tenders awarded across 3 corners of BUKIT PANJANG (FAJAR, JELEBU, SENJA), each a winning bid for one HDB shop unit at street level, not private retail and not this corner's own. lo and hi are the cheapest and dearest award, mid their median. Kept BESIDE the district band and never in its place: it does not lead this card, shade the map or enter any ranking.

hdb.tender.awarded-psm:pooled-by-planning-area · planningArea grain · 2026-05-07 is the day bids closed on the newest of the 3 tenders pooled here; the oldest of them closed 2025-11-13. Each part wears its own tender's closing day, the one date both HDB tender files give, so this row spans more than one tender round and no single day describes it

Footfall: every measured window

day	window	mode	dir	taps/day	n
weekday	am-peak	bus	in	4,813	253
weekday	am-peak	bus	out	2,330	253
weekday	am-peak	train	in	1,186	46
weekday	am-peak	train	out	1,014	46
weekend-holiday	am-peak	bus	in	2,990	88
weekend-holiday	am-peak	bus	out	2,233	88
weekend-holiday	am-peak	train	in	686	16
weekend-holiday	am-peak	train	out	717	16
weekday	pm-peak	bus	in	2,416	253
weekday	pm-peak	bus	out	3,953	253
weekday	pm-peak	train	in	848	46
weekday	pm-peak	train	out	1,224	46
weekend-holiday	pm-peak	bus	in	2,084	88
weekend-holiday	pm-peak	bus	out	2,525	88
weekend-holiday	pm-peak	train	in	618	16
weekend-holiday	pm-peak	train	out	686	16
weekday	all-day	bus	in	15,567	253
weekday	all-day	bus	out	14,589	253
weekday	all-day	train	in	4,439	46
weekday	all-day	train	out	4,558	46
weekend-holiday	all-day	bus	in	13,794	88
weekend-holiday	all-day	bus	out	13,200	88
weekend-holiday	all-day	train	in	3,633	16
weekend-holiday	all-day	train	out	3,648	16

this subzone, all trades: rail and bus taps per gazetted day a census: all 11 sources known in this subzone answered

lta.pv.per-day:carried · subzone grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted

Stations: every one within 400m, or the nearest beyond it

station	taps/day	from the corner’s edge	exits known
FAJAR (BP10)	6,714	255m to Exit A	1
BANGKIT (BP9)	4,701	Exit A opens in this corner	1
PENDING (BP8)	4,296	Exit A opens in this corner	1
PETIR (BP7)	2,383	373m to Exit A	1

ENTRIES AND EXITS SUMMED on an average weekday, all day. Not boardings: a reader who takes it for boardings is out by roughly half. Each station carries ITS OWN measured weekday taps and its own measured distance to this corner. Nothing is re-allocated and no share is invented, so a station that serves several corners appears on several cards. Distance is straight-line from this corner to the station's NEAREST PUBLISHED EXIT (LTA, 613 exit points), not to a representative address, and not a walking route: the real walk is longer wherever a road, canal or rail line stands in the way, and an underground link reads as its street doorway. Every station within 400m is listed, busiest first. The radius is the only cut. Where an interchange spans two codes the taps are summed and every code is named.

lta.pv.per-day · station grain · month to 2026-07-31 · 2026-07-31 is the last day of the month LTA's passenger-volume table covers. The figure is a per-day rate over that whole month's taps, so it names the month, not a day anything was counted

Hawker centres: NEA’s registry, placed in this corner

Stalls in this corner, open centres only

28 across 1 open centre

centre	stalls	status	NEA row updated
Bukit Panjang Hawker Centre	28	Existing (new)	2026-03-13

NEA's hawker centre registry is a census of 129 centres, each carrying a point, its own cooked-food stall count and its build status; these are the ones whose point falls inside this corner. The stall count above sums the centres NEA says are trading. Where the trade count disagrees, the disagreement is the finding: a stall row that landed in a neighbouring polygon is a join we owe you, not an absence of stalls.

nea.ssot.hawker-centres · subzone grain · as of 2026-03-13 · 2026-03-13 is NEA's own last-refresh stamp (FMEL_UPD_D) on the freshest row in this registry extract, not a survey date. Each centre below carries the stamp on its own row, and they range across more than a year

Household spend: the bridge

All categories, total survey year 2023

S$3,291–5,445–9,567/household/mo n=4

NOT A MEASUREMENT: national HES 2023 per-household spend by dwelling type, weighted by this place's own household mix. The only local input is the mix. lo/hi are the lowest and highest per-dwelling-type spends present here — the spread across kinds of household, not an error bar.

hes2023.dwelling-bridge · subzone grain · 2023-12-31 is the last day of 2023, the year SingStat's Household Expenditure Survey 2023 reports its dollars for: a survey year wearing a day so it can be ordered, printed at year grain, and not a day anything was measured at this corner; the dwelling mix that weights it here carries its own vintage in provenance

national HES 2023 per-household spend by dwelling type, weighted by this subzone's own 2025 household mix. The only local input is the mix; lo/hi are the spread across the kinds of household living here, not an error bar

Hair salon · Hairdressing salons survey year 2023

S$10–22–37/household/mo n=4

Childcare / preschool (single centre) · Child care centres survey year 2023

S$21–57–113/household/mo n=4

Tuition centre · Centre-Based Tuition survey year 2023

S$15–55–128/household/mo n=4

Student care centre · Student care survey year 2023

S$5–10–12/household/mo n=4

Independent cafe · Cafes survey year 2023

S$28–50–94/household/mo n=4

Bar / pub · Pubs survey year 2023

S$3–6–15/household/mo n=4

Hawker stall (cooked food) · Hawker Centres survey year 2023

S$96–111–123/household/mo n=4

Laundry / dry cleaning · Cleaning of clothing survey year 2023

S$0–0–2/household/mo n=4

Tailor / alterations · Repair and tailoring of clothing survey year 2023

S$0–1–5/household/mo n=4

Veterinary clinic · Veterinary And Other Services For Pets survey year 2023

S$3–9–25/household/mo n=4

Jewellery / gold shop · Jewellery And Watches survey year 2023

S$5–7–17/household/mo n=4

Casual dining restaurant · Restaurants survey year 2023

S$136–288–623/household/mo n=4

Fine dining restaurant · Restaurants survey year 2023

S$136–288–623/household/mo n=4

What households earn: SingStat’s bands, at planning-area grain

Median earning household, monthly income from work as of 2025-06-30

S$11,000–S$11,999 a band, not a mean

share of households
with no employed person, outside the figure above	12.2%
earning over S$10,000	59.3%
earning over S$20,000	20.7%

42,000 earning households of 47,700 in this planning area. PLANNING-AREA grain, not this corner, and EMPLOYMENT income only. The middle figure is the BAND the median earning household falls in. No average is computed, because the top band is "$35,000 & Over" and has no upper value to average. Households with no employed person are outside the denominator, which is SingStat's own convention for income from work; their share is published beside it, because a retiree household is not a poor household, it is one this instrument does not see.

singstat.ghs2025.household-income-bands · planningArea grain · as of 2025-06-30

Homes: every published sale price

Sold · Executive Condominium carried contracts to 2026-07-31

S$1,200,000–1,254,000–1,350,250 n=50

a census: all 1 sources known in this subzone answered

ura.caveat.resi-transaction:carried · subzone grain · 2026-07-31 is the end of the newest contract month among the caveats pooled here, or the day the caveats were read where that month had not yet closed. A contract month, never a completion or a listing date

HDB resale · the register 2024-01 to 2026-08

S$520,000 n=278

Middle half S$455,000–575,000, S$494 psf of floor area. Resale figures cover the most recent 3 calendar years only. Older transactions are in the source and deliberately excluded: a 2017 price is not a statement about today. A resale price is what a home is worth, not what its household earns. It is a better-refreshed proxy for spending capacity than a decennial income figure, and it is still a proxy.

hdb.property-information + hdb.resale-prices · subzone grain · HDB publishes no as-at date for Property Information, so the block and unit counts here carry no asOf, only the date this surface extracted them (2026-09-12). The resale figures DO have a window and name both ends of it. A single date over both would be one instrument's currency wearing the other's name.

flat type	flats
1-room	0
2-room and studio	0
3-room	1,008
4-room	3,494
5-room, executive and multi-generation	1,475
rental flats	0

HDB's own block register, summed over the 64 blocks placed inside this corner. It is a count of doors by kind, not an estimate, and not a count of the people behind them.

What stands here: every counted stock row

premises.withinContainer carried as of 2026-08-16, the oldest part as of 2026-08-13

7 premises n=7

a census: all 9 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-16 is the newest night SFA's register was read among the 9 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it

premises.withinContainer · halal-eating-establishment carried as of 2026-08-03

4 premises n=4

a census: all 2 sources known in this subzone answered

muis.halal:carried · subzone grain

What the plan permits: the zoning, by use class

Zoned land whose use class can hold a shopfront Master Plan 2025 with amendments, published 2026-09-21

4.6% 33,652 of 735,986 zoned sqm, 38 parcels, mean plot ratio 2.74

largest use classes	share of zoned land
residential	54%
park	24%
road	11%

Counted as shopfront-capable: commercial, commercial & residential, residential with commercial at 1st storey, white, business park - white, hotel.

ZONING IS PERMISSION, NOT SUPPLY. This is the share of this corner's zoned land whose use class can hold a shopfront (COMMERCIAL, COMMERCIAL & RESIDENTIAL, RESIDENTIAL WITH COMMERCIAL AT 1ST STOREY, WHITE, BUSINESS PARK - WHITE, HOTEL) under the Master Plan 2025 with amendments. Not floor space that exists, not units for rent, and not a promise any particular unit is licensed for your trade. A low share means the plan gives a shopfront little room here; a high share does not mean anything is built. Each parcel is counted whole in the subzone holding its centroid.

ura.masterplan2025.landuse · subzone grain · published 2026-09-21 · 2026-09-21 is the day URA published this layer on data.gov.sg (Amendment to Master Plan 2025 Land Use Layer, d_7a03324bed531cdff76a16239b0e84e1, URA's stamp 2026-09-21T13:51:24+08:00): the Master Plan 2025, gazetted on 2025-12-01, with URA's amendments in it. A zone URA changes after this date is not in this figure until URA publishes the layer again and this figure is rebuilt

Competitors: every register that reaches here

Hawker stall (cooked food) carried as of 2026-08-16, the oldest part as of 2026-08-13

29 premises n=29

a census: all 9 sources known in this subzone answered

GP clinic carried as of 2026-08-03

1 premises n=1

a census: all 1 sources known in this subzone answered

moh.chas.clinic:carried · subzone grain

Childcare / preschool (single centre) carried updated 2026-08-06, the oldest part updated 2025-04-15

6 premises n=6

a census: all 6 sources known in this subzone answered

ecda.centres.licensed:carried · subzone grain · 2026-08-06 is the newest register update among the 6 postals pooled here; the oldest part's newest row was updated 2025-04-15. Each part wears its own rows' stamp, so this count spans more than one update day and no single day describes it

Dental clinic carried as of 2026-08-19

5 premises n=5

a census: all 4 sources known in this subzone answered

moh.hcsa.dental:carried · subzone grain

All licensed food premises (container) carried as of 2026-08-16, the oldest part as of 2026-08-13

111 premises n=111

a census: all 78 sources known in this subzone answered

sfa.trackrecord.by-postal:carried · subzone grain · 2026-08-16 is the newest night SFA's register was read among the 78 postals pooled here; the oldest postal's night is 2026-08-13. Each postal's count is the register as it stood on its own night, so this total spans more than one reading and no single night describes it

Tobacco retail licences (HSA) carried as of 2026-08-07

15 premises n=15

a census: all 8 sources known in this subzone answered

a licence overlay, not a trade: a minimart and a petrol station both hold one

hsa.tobacco.retail-licence:carried · subzone grain · 2026-08-07 is HSA's refresh stamp on the register file (data.gov.sg lastUpdatedAt), not a licence date: every row on the register is a licence window, and _meta.build.tobacco counts how many had lapsed or not yet begun at that stamp

CHAS dental clinics (subsidised patients) carried as of 2026-08-03

1 premises n=1

a census: all 1 sources known in this subzone answered

CHAS dental. NOT a second opinion about how many dental clinics stand here: it counts the ones that take subsidised patients, a subset of the HCSA licensing frame that now publishes `dental-clinic`. Mapping both to the trade would count 140 of the same doors twice; leaving them pooled made them rivals and produced 259 subzones of false disagreement. Ships as its own stratum, which is what it is

moh.chas.clinic:carried · subzone grain

Halal-certified eating establishments (MUIS) carried as of 2026-08-03

5 premises n=5

a census: all 2 sources known in this subzone answered

a certification overlay across many trades

muis.halal:carried · subzone grain

What was withheld or unreachable here: the ledger

quantity	code	side	rows
householdSpend.monthly	suppressed_at_source	theirs	17

Every absent fact carries a reason and a side. "Ours" is our pipeline's backlog; "theirs" is the publisher withholding. Only one of them is fixable by us.