228 Pending Road - 4 Units for Sale

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228 Pending Road – PropertyGuru Market Pulse Insights

The project continues to draw buyer interest in the local market, according to PropertyGuru's 30-day search trends. Recent search data shows the project remains relevant to active buyer seekers in the Dairy Farm / Bukit Panjang / Choa Chu Kang area.

Popular preferences: Corner Unit, Balcony, Renovated, Gym, Tennis Court

Pricing by Unit Types:

• 4-Bedroom Units:
  • Avg Asking Price: S$ 920K
  • Avg PSF: S$ 585 psf (45.28% lower compared to Dairy Farm / Bukit Panjang / Choa Chu Kang average of S$ 1,070 psf)
  • Available Units: 3

Key Takeaway: Market demand indicators point strongly towards the 4-Bedroom configurations as the primary focus for seekers at this development. With only 3 units available, the current inventory represents a highly selective opportunity for buyers looking for space at a significant value. The average pricing sits at a notable 45.28% discount relative to the broader district average, highlighting a competitive entry point into the area. This pricing discipline combined with limited stock likely supports steady interest from value-oriented property seekers.

Location & Lifestyle Highlights — 228 Pending Road

130m (2 mins) to PENDING LRT STATION — This station provides a quick and efficient link to the Bukit Panjang Integrated Transport Hub, connecting you directly to the Downtown Line for a smooth ride into the city.

228 Pending Road offers a practical and modern living environment designed for those who value efficiency and a straightforward daily routine. The location is ideal for residents who want everything within easy reach, from quick transport links to a variety of local food options just around the corner.

Nearby hotspots:

MRT Stations:

• CASHEW MRT STATION (1318m, 15-16 mins) — Access to the Downtown Line offers a direct and comfortable commute towards the Central Business District and Marina Bay.

Bus Stops (51 within 1 km):

• OPPOSITE PENDING STATION (143m, 1-2 mins) — A very short walk to catch various bus services that help you get around the Bukit Panjang area quickly.
• OPP PENDING STN (150m, 1-2 mins) — Another nearby option for residents to hop on a bus for their daily errands or connecting trips.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ BUKIT PANJANG BLK 226 (KN) (89m, 1-2 mins) — An extremely convenient childcare option located almost at your doorstep for parents with young children.
• BUKIT PANJANG PRIMARY SCHOOL (620m, 7-8 mins) — A well-established primary school within walking distance, making the morning school run much simpler for families.
• ZHENGHUA PRIMARY SCHOOL (663m, 7-8 mins) — Another quality primary education choice nearby, providing more options for residents with school-going kids.

Healthcare & Wellness:

• PROHEALTH (395m, 4-5 mins) — A nearby medical clinic that is handy for quick consultations and general healthcare needs.
• WATSONS (1106m, 13-14 mins) — A reliable spot to pick up personal care items, vitamins, and over-the-counter health supplies.
• RAFFLES MEDICAL (1136m, 13-14 mins) — Professional medical services and family medicine available within a short drive or bus ride.

Shopping & Retail:

• GIANT (452m, 5-6 mins) — A convenient supermarket nearby for your weekly grocery runs and household essentials.
• BUKIT PANJANG PLAZA (1143m, 13-14 mins) — A popular heartland mall with a wide range of retail shops, services, and a public library.
• HILLION MALL (1199m, 14-15 mins) — A modern shopping destination integrated with the transport hub, offering plenty of fashion, lifestyle, and grocery options.

Dining & Food:

• KIM SAN LENG COFFEE SHOP (471m, 5-6 mins) — A great local spot for affordable and tasty hawker fare just a few minutes away.
• CHEAN HENG EATING HOUSE (537m, 6-7 mins) — Another nearby coffee shop providing a variety of local food choices for a quick and easy meal.
• TAIWAH COFFEE SHOP (646m, 7-8 mins) — A popular neighborhood eating house perfect for residents looking for a casual breakfast or dinner.

Highly attractive for: Young Families, Urban Professionals, First-time Buyers, Investors

Market & Rental Insights

228 Pending Road demonstrates a stable market profile with a focus on high-yield rental potential despite a slight adjustment in capital values.

• PSF Appreciation: S$534 → S$523 over recent years (-2.06%) from 2023 - 2026.
• Expected Rental Yield: At 5.29%, this reflects a strong rental return for investors.
• Transactions: 1 rental transaction in the last 6 months and 1 sale transaction in the last 12 months, indicating limited rental and sale activity.
• PG Pulse Insight: While PSF has seen a minor correction, the strong rental yield of 5.29% combined with modest transaction volume suggests 228 Pending Road serves as a niche high-yield income asset.

Published date: May 25, 2026