The Linear
Overview & Key Facts
The Linear is a 221-unit condominium at 888 Upper Bukit Timah Road in District 23, developed by Creative Investments Pte Ltd and completed in 2006. The development sits on land held under a 999-year lease commencing from 1876 — one of Singapore’s oldest surviving colonial land grants — making it, for all practical financial and legal purposes, equivalent to freehold. With approximately 850 years of tenure remaining, The Linear sits in a rare class of properties that unlock the full range of CPF usage, conventional loan tenures, and long-term capital preservation benefits associated with permanent tenure ownership, at price points that fall well below the freehold premium charged elsewhere in Singapore.
The Upper Bukit Timah corridor in D23 is a mature, well-established residential precinct anchored by Bukit Panjang, Hillview, and the Dairy Farm nature belt. The Linear occupies a mid-rise, low-density position within this neighbourhood — six storeys, 221 units — a scale that results in genuine community intimacy and facilities that are seldom crowded. For families seeking space, greenery, and value in one of Singapore’s most liveable outer-central precincts, The Linear has accumulated a loyal resident base that regards its combination of tenure, size, and location as difficult to replicate at current price points.
At an average transacted PSF of $1,375 in 2024–2025 — rising from $1,081 in 2021 — The Linear has delivered approximately 27% capital appreciation over four years while remaining significantly more affordable than the wave of new 99-year leasehold launches in D23. Hillhaven, The Myst, The Botany at Dairy Farm, and Narra Residences have all launched in the $2,000–$2,400 PSF range. The Linear, with its effectively-permanent tenure and larger unit sizes, offers a fundamentally different value proposition: a long-hold, family-grade asset priced at roughly 60–65% of what new launches command.
The 20-year vintage means units will require a renovation budget, and the facilities package reflects 2006 construction standards rather than the resort-style amenity decks of contemporary launches. Buyers approaching The Linear for the right reasons — tenure security, space efficiency, neighbourhood maturity, and long-term capital preservation — will find a compelling case. Those seeking a showcase project with trophy facilities and brand-new finishings will look elsewhere.
Location & Connectivity
The Linear occupies a stretch of Upper Bukit Timah Road in the Bukit Panjang precinct of District 23, flanked by the Dairy Farm nature belt to the north and the established HDB and private residential mix of Bukit Panjang and Hillview to the south and east. The immediate environment is quieter and greener than most equivalent-priced addresses in Singapore — a characteristic that draws families and older owner-occupiers who trade off urban centrality for residential amenity quality.
The nearest MRT access point is Bukit Panjang MRT (BP6/DT1) at approximately 0.4 km — served by the Downtown Line (DTL) and the Bukit Panjang LRT (BPLRT). The DTL provides direct connectivity to Botanic Gardens, Stevens, Newton, Little India, Rochor, and Bugis without transfer, reaching the Orchard Road and Bugis corridors in approximately 25–30 minutes. The BPLRT loops within the Bukit Panjang estate and connects to Choa Chu Kang (CCK interchange for North-South and East-West Lines), extending cross-island reach.
Day-to-day retail is anchored by Hillion Mall (0.35 km), a modern suburban mall integrated with Bukit Panjang MRT/LRT that includes a FairPrice supermarket, food court, dental clinics, and a broad F&B mix. Bukit Panjang Plaza (0.58 km) and Junction 10 at Hillview (0.66 km) provide additional neighbourhood retail options. Greenridge Shopping Centre and Teck Whye Shopping Centre round out the wider catchment. For more comprehensive retail, Causeway Point in Woodlands and Lot One in Choa Chu Kang are accessible via the LRT and bus network within 20 minutes.
For families, the education landscape is solid. Methodist Girls’ School (Primary and Secondary) in the Bukit Timah area is a prominent anchor. CHIJ Our Lady Queen of Peace Primary is nearby. Zhenghua Primary School and West View Primary School serve the immediate Bukit Panjang catchment. For secondary and tertiary, Assumption English School and Assumption Pathway School are accessible, and Republic Polytechnic is reachable via the LRT and bus within 20 minutes.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Pei Hwa Presbyterian Primary School | primary | Within 1 km |
| Springdale Primary School | primary | Within 1 km |
| Fajar Secondary School | secondary | Within 1 km |
| Bukit Panjang Primary School | primary | ~1.0 km |
| Greenridge Secondary School | secondary | ~1.1 km |
| Unity Primary School | primary | ~1.2 km |
| Bukit Panjang Government High School | secondary | ~1.2 km |
| West Spring Secondary School | secondary | ~1.2 km |
Facilities
The Linear’s facilities package is practical and appropriately scaled for a 221-unit residential community. The development includes a swimming pool, wading pool, gymnasium, Jacuzzi, steam bath, BBQ pits, playground, games room, lounge, meeting room, and multi-purpose hall, backed by 24-hour security and covered car parking. The absence of tennis courts is the one notable gap relative to similarly-sized developments of the same era, but the overall provision is solid for owner-occupier family use.
The pool is the standout communal asset. At 221 units it is shared among a relatively small resident population, meaning wait times and crowd pressure are minimal even on weekends. The gym facilities reflect 2006 specifications: adequate for general fitness maintenance but not equipped for specialist strength training or high-intensity programs. Residents who require more comprehensive fitness facilities will find options at the Bukit Panjang and Hillview areas within comfortable reach.
“Near all amenities. Best public transport — bus stop less than a minute away. Great community spirit. The pool is quiet and well-maintained.”
— Resident review via 99.co
The development is now approximately 20 years old. Common area finishings — lobby, corridors, lift lobbies — retain the tile and marble aesthetic typical of mid-2000s construction. These are showing their vintage by 2026 standards but are maintained to a functional level. The steam bath and Jacuzzi are facilities that add perceived value to the development and are relatively uncommon at this price point in D23. The games room and multi-purpose hall are useful for residents with children and provide space for community functions that purely residential blocks lack.
Unit Sizes & Layout
The Linear’s unit mix reflects the generous spatial standards of mid-2000s condominium development. Transactions from the resale database reveal three primary configurations: two-bedroom units averaging approximately 823 sqft, three-bedroom units averaging approximately 1,259 sqft, and four-bedroom units averaging approximately 1,631 sqft. These figures are substantially larger than equivalent bedroom categories in contemporary new launches in D23 — The Myst, Hillhaven, and The Botany at Dairy Farm all offer three-bedroom units in the 900–1,100 sqft range at prices 55–70% higher on a PSF basis.
The typical The Linear unit features a practical rectangular layout with separated living and dining zones, enclosed kitchen, full-length bedrooms with wardrobes, utility areas in larger configurations, and a household shelter. These layouts were designed for multi-generational Singapore family living — a context where dedicated domestic spaces, formal dining areas, and separate kitchen zones were expected rather than optional. For families who actually cook, have domestic help, or require separate study and bedroom zones for children, The Linear’s unit sizes are a meaningful practical advantage.
The four-bedroom configuration at ~1,631 sqft is particularly notable. In today’s D23 new-launch market, a comparable four-bedroom unit at any of the recently launched projects would transact above $3 million. At The Linear’s recent pricing of $1,148 PSF for four-bedders, a $1.87 million entry point delivers a genuinely liveable family home with 850+ years of tenure, in a mature estate with full facilities. This value equation is difficult to replicate anywhere in Singapore’s current resale market.
Given the development’s age, units purchased on the resale market are likely to carry earlier renovation cycles or original finishings. Kitchens and bathrooms from 2006 will typically need updating, and buyers should budget $80,000–$130,000 for a comprehensive renovation of a three-bedroom unit to bring it in line with contemporary standards. A four-bedroom full renovation could run $120,000–$180,000. The structural fabric is sound — no widespread structural or water-ingress issues are documented for this development — and the renovation budget should be treated as modernisation investment rather than remediation cost.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $1,194 | $978,250 |
| 3 BR | 21 | $1,276 | $1,607,233 |
| 4 BR | 10 | $1,148 | $1,871,689 |
Pricing & Market Position
Based on 35 recorded transactions, sale prices range from $858,000 to $2,480,000, averaging $1,610,908 (~$1,373 psf).
Rents range from $1,388 to $6,500 per month across 141 rental transactions. Current rental yield sits at approximately 2.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 34.9% (from $1,081 to $1,458 psf).
Neighbourhood Comparison
The most directly instructive comparison for The Linear is with the wave of 99-year leasehold launches that have defined D23 pricing since 2021. The Myst ($2,094 PSF, 99-year lease from 2023, 408 units) sits approximately 1 km from The Linear along the same Upper Bukit Timah corridor. At roughly 52% more expensive on a PSF basis and with a lease that will expire when The Linear’s still has 700+ years remaining, The Myst offers newer finishings and a more contemporary facilities deck, but the tenure differential is structural and irrecoverable. For buyers comparing these two products on a 15-year holding horizon, The Linear’s 999-year title becomes an increasingly dominant factor as the 99-year clock begins to affect The Myst’s resale liquidity.
Hillhaven ($2,121 PSF, 99-year from 2023, 341 units) and The Botany at Dairy Farm ($2,053 PSF, 99-year from 2022, 386 units) represent the broader cohort of new D23 launches at the $2,000–$2,200 PSF band. Both offer modern amenity decks and fresh lease commencing dates. Neither offers larger units per dollar than The Linear. The premium paid for newness versus The Linear’s effective freehold works out, at current prices, to a difference of approximately $600,000–$800,000 on a typical three-bedroom transaction — a sum that more than covers renovation and still leaves the buyer with a superior tenure position.
Among D23 properties with comparable or better tenure, Cashew Villas ($2,220 PSF, 999-year from 1883, 172 units) is the closest peer on tenure terms. At $845 PSF more expensive per square foot, Cashew Villas commands a significant premium for its slightly more recent renovation profile and arguably superior unit configuration — but both properties share the same effectively-permanent tenure characteristic. For buyers specifically seeking 999-year land in the Bukit Panjang/Cashew corridor, these two developments represent the primary resale options, and The Linear’s lower PSF makes it the more accessible entry point.
Hazel Park Terrace ($1,960 PSF, 999-year from 1882, 80 units) is another D23 comparator with colonial-era tenure but a notably smaller scale (80 units) and higher PSF. Midwood ($1,921 PSF, 99-year from 2018, 564 units) at Hillview offers contemporary finishings and Hillview MRT connectivity but at a significantly higher PSF with a depreciating leasehold. For the buyer for whom land tenure longevity is the non-negotiable, neither Midwood’s newness nor Hazel Park’s smallness changes the fundamental calculus that The Linear remains D23’s best-value effectively-freehold option at current pricing.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LINEAR | 999 yrs lease commencing from 1876 | 2006 | 221 | $1,373 |
| SOL ACRES | 99 yrs lease commencing from 2014 | 2018 | 1,327 | $1,383 |
| MIDWOOD | 99 yrs lease commencing from 2018 | 2021 | 564 | $1,731 |
| LUMINA GRAND | 99 yrs lease commencing from 2022 | 2024 | 512 | $1,515 |
| DAIRY FARM RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 460 | $1,659 |
| THE BOTANY AT DAIRY FARM | 99 yrs lease commencing from 2022 | 2023 | 386 | $2,053 |
Lease Decay Analysis
The 99-year lease runs from 2006, meaning approximately 20 years have already been consumed. Roughly 79 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~79 years | Full bank financing available |
| 2036 | ~69 years | CPF usage still unrestricted for most buyers |
| 2045 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2065 | ~39 years | Significant financing restrictions for next buyer |
| 2105 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~69 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE LINEAR across multiple dimensions.
What Residents Say
“Excellent for families. The pool is quiet, the estate is clean, and Bukit Panjang MRT is a short walk. We have been here 8 years and love the community.”
— Owner review via 99.co
“It’s an older condo but well-managed. The 999-year tenure was a key reason we bought here — not worried about any lease running out. Unit sizes are generous by today’s standards.”
— Resident comment via EdgeProp
“Near all amenities. Best public transport — bus stop less than a minute away. Great community spirit. Hillion Mall for grocery shopping is very convenient.”
— Resident review via PropertyGuru
“The area is very green and peaceful. Bukit Timah nature reserve nearby for walks. Good for tenants too — we have had stable long-term tenants for years.”
— Owner review via SRX
The pattern across review sources is consistent: residents value The Linear primarily for its neighbourhood quality, green surroundings, community scale, and tenure security. The development’s age is acknowledged but treated as an accepted trade-off for what the location and land title deliver. No significant structural, water-ingress, or management concerns recur in the review base. The proximity to Hillion Mall and Bukit Panjang MRT is cited frequently as a practical daily-living positive that makes the outer-central location highly functional. For families, the quieter estate environment, the pool, and the children’s facilities are consistently highlighted. The absence of glamour is not a complaint — it is part of the value proposition that residents understand and have chosen.
Strengths & Weaknesses
- 999-year lease from 1876 (~850yr remaining) — treated as freehold for CPF, loan, and succession purposes
- OCR value pricing at ~$1,375 PSF vs $2,000–$2,400 PSF for new 99-year leasehold launches in same district
- Genuinely large units — 3BR averaging 1,259 sqft and 4BR averaging 1,631 sqft, well above new-launch norms
- Bukit Panjang MRT (DTL + BPLRT) at 0.4 km — Downtown Line direct to Botanic Gardens, Newton, Bugis
- Hillion Mall integrated with MRT at 0.35 km — supermarket, F&B, daily needs within easy walking distance
- Green living corridor: Dairy Farm Nature Park, Bukit Timah Nature Reserve, and Zhenghua Park all nearby
- Consistent capital appreciation: PSF rose from $1,081 (2021) to $1,375–$1,458 (2024–2026), ~27–35% gain
- Reasonable rental yield: avg $4,374/month for 3BR supports ~3.5–4.0% gross yield at current prices
- Small 221-unit community — quiet facilities, attentive MCST, genuine neighbourhood spirit
- No lease-decay financing restrictions — full standard loan tenures and CPF usage available to all buyers
- Development is ~20 years old — kitchens, bathrooms, and common areas require renovation budget ($80K–$180K)
- No tennis courts — facilities slightly thinner than comparable era developments elsewhere
- Walkability score 55/100 — car or bus needed for some daily errands; not as walkable as D15/D10 addresses
- Investment score 52/100 — moderate; outer-central location limits capital growth ceiling vs core districts
- Gym equipment reflects 2006 specification — not suitable for serious fitness enthusiasts
- Enbloc score 37/100 — redevelopment probability is low; site economics on 999-year land are different from short-lease development plays
- Upper Bukit Timah Road can be traffic-heavy during peak hours — residents driving into CBD face congestion
- ShiokNest score 44/100 — composite score reflects age and outer-central positioning honestly
- Far from CBD and Orchard: commute by MRT typically 35–40 min to Raffles Place or Orchard
Verdict
The Linear’s investment case is anchored on three structural advantages: effectively-permanent tenure, above-market unit sizes, and OCR pricing. At $1,375 PSF (2024–2025 average) on a 999-year-from-1876 land title, The Linear delivers what is, in Singapore’s residential market, an unusual combination — a property where the land will not expire, the units are genuinely large by modern standards, and the acquisition cost is within reach for households who cannot or will not pay the $2,000+ PSF commanded by new launches.
Capital appreciation has been consistent and meaningful. From $1,081 PSF in 2021 to $1,375 PSF in 2024–2025, The Linear has delivered approximately 27% PSF growth in four years — a trajectory that has outpaced the broader OCR market on a percentage basis and closed some of the discount gap to the new-launch cohort. The most recent recorded transaction in 2026 at $1,458 PSF suggests the upward trajectory continues. Unlike 99-year leasehold properties where appreciation must be discounted against the shortening lease, The Linear’s 999-year title allows capital growth to compound without the lease-decay headwind.
Average rental of $4,359/month (2023 onwards) against a recent PSF of $1,375 implies a gross yield in the range of 3.5–4.0% at current transacted prices — a reasonable income return for an OCR property, and notably better than the sub-2.5% yields at which many freehold D15–D16 condos now trade. Three-bedroom units at $4,374/month average rent are attractive to NUS/NTU student families, Bukit Timah school families, and Nature Reserve corridor professionals. The rental market is sustained rather than speculative.
The Linear answers a question that is becoming harder to answer in Singapore’s 2026 market: “How do I buy effectively-freehold land in a mature, green estate with large units at under $1,500 PSF?” For families with a 10-year-plus holding horizon, that is a compelling and increasingly rare proposition.
The investment score of 52/100 and ShiokNest score of 44/100 reflect the development’s limitations honestly — a 20-year-old building requires renovation budget, the walkability score of 55 reflects the car-reliance of the Upper Bukit Timah corridor, and the enbloc score of 37 indicates only moderate redevelopment probability at the current land rate. These are real constraints. But for long-hold owner-occupiers and value-focused investors comfortable with the renovation cycle, The Linear remains one of D23’s most structurally sound propositions.