Type

Units

Min Area

Price Range

Other

120 sqft

S$1,000/mo

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$1,000.
Located 12 min (980 m) from NS2 Bukit Batok MRT Station.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

164 Bukit Batok Street 11: A Mature HDB Development in a Well-Connected Precinct

164 Bukit Batok Street 11 represents a solid residential option within one of Singapore's most established public housing districts. Situated in the Bukit Batok area, this HDB development benefits from decades of community infrastructure development, making it an appealing choice for buyers seeking stability, accessibility, and reasonable value in a mature neighbourhood.

The development's location places it approximately 980 metres from NS2 Bukit Batok MRT Station, translating to roughly a 12-minute walk or a short bus ride to the station. This proximity to the North-South Line ensures straightforward connectivity to the city centre, making the development attractive to professionals and students who commute regularly. The established transport infrastructure in Bukit Batok means that residents benefit from reliable public transport options beyond the MRT, with numerous bus services servicing the surrounding estates.

Neighbourhood Character and Amenities

Bukit Batok has matured into a comprehensive residential ecosystem over the past four decades. The precinct features an extensive network of neighbourhood shops, hawker centres, supermarkets, and dining establishments catering to everyday needs. Residents at 164 Bukit Batok Street 11 enjoy proximity to these facilities without the noise or congestion associated with central business districts. The area also supports healthcare facilities, including nearby polyclinics and private medical centres, alongside educational institutions ranging from primary schools to secondary institutions.

The neighbourhood's maturity means that recreational facilities are well-established. Parks and green spaces provide opportunities for leisure and fitness, whilst community centres offer organised activities and programmes. This blend of convenience and livability has historically attracted families, working professionals, and retirees seeking a balanced residential environment.

Market Position and Buyer Suitability

The pricing structure at 164 Bukit Batok Street 11 positions the development as an accessible entry point for first-time homebuyers navigating Singapore's property market. The compact unit dimensions and straightforward layouts appeal to young couples, small families, and single professionals entering the HDB market for the first time. For upgraders transitioning from smaller units or seeking to relocate within the public housing sector, the development offers a measured step forward in terms of space and amenities.

Investors viewing the development as a rental asset will find a receptive tenant market in Bukit Batok. The area's established reputation, transport connectivity, and neighbourhood amenities make it attractive to renters who prioritise convenience and affordability. The demographic profile of the area—comprising working-age residents, students, and young families—creates consistent demand for rental units, supporting reasonable yield expectations for investment-focused purchasers.

Pricing and Financial Considerations

The development's pricing reflects its mature status and location within a well-developed HDB estate. Buyers should note that current market rates for units at this address reflect Bukit Batok's market positioning within Singapore's HDB landscape. For second-property buyers who are Singapore Citizens, the Additional Buyer's Stamp Duty (ABSD) of 20% applies on top of the purchase price, materially affecting the total acquisition cost. First-time buyers, conversely, benefit from ABSD exemptions, making the development comparatively more affordable for this cohort.

Financing headroom is typically available for qualified buyers, as the development's price points generally permit healthy TDSR ratios for standard mortgage packages offered by financial institutions. Buyers are advised to conduct thorough financial planning and obtain mortgage pre-approvals before committing, ensuring that monthly servicing costs align with household budgets and long-term financial objectives.

Lease Profile and Long-Term Value Considerations

HDB units at 164 Bukit Batok Street 11 come with a 99-year lease from the date of original construction. Depending on the specific year of completion and any prior transactions, the remaining lease term will vary. Buyers should verify the exact lease tenure before purchasing, as lease decay becomes a material consideration for resale value as the development ages. Properties with longer remaining leases typically maintain stronger capital appreciation potential and attract a broader buyer pool at resale.

The HDB's ongoing maintenance and refurbishment programmes help sustain the physical condition of developments across the Bukit Batok precinct. Properties within well-maintained estates tend to retain value more effectively, offsetting some lease decay concerns through improved aesthetics and functionality.

Capital Appreciation and Market Dynamics

Historical trends within Bukit Batok suggest moderate but steady capital appreciation, reflecting the area's stability and established demand profile. The proximity to the North-South Line continues to underpin the development's attractiveness, as MRT connectivity remains a primary driver of HDB valuations across Singapore. Future policy changes affecting land use, transport infrastructure, or housing supply in the district could influence appreciation trajectories, making it prudent for buyers to monitor district-level developments.

The supply pipeline for new HDB units in Bukit Batok and surrounding areas affects longer-term demand dynamics. Whilst Bukit Batok's maturity means limited new HDB construction within the estate itself, developments in neighbouring planning areas may influence market competition. Buyers seeking growth should assess both the immediate neighbourhood and broader district trends.

Investment Yield Expectations

For investors, the development's rental yield profile depends on prevailing market rates for comparable units and the purchase price secured. Bukit Batok's established tenant base and transport connectivity support steady rental demand, though yields will reflect the current competitive landscape for HDB rentals across Singapore. Investors should compare rental rates achievable at 164 Bukit Batok Street 11 against recent transactions and competing developments to validate yield assumptions prior to purchase.

164 Bukit Batok Street 11 represents a pragmatic choice for buyers prioritising accessibility, neighbourhood maturity, and transport connectivity over aspirational upmarket positioning. Whether pursuing owner-occupation or investment, purchasers benefit from the development's established status and proven demand dynamics within Singapore's HDB sector.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase a unit at 164 Bukit Batok Street 11 as an investment property?

Rental yields at 164 Bukit Batok Street 11 typically range between 2.5% and 3.5% gross, depending on the specific unit size, condition, and exact floor level. Bukit Batok's mature residential character and proximity to the North-South Line create steady tenant demand from young professionals, students, and families prioritising affordability and transport access. To validate yield expectations, compare recent rental transactions for similar unit types within the same development or nearby estates, then calculate gross yield by dividing annual rental income by your total acquisition cost (including ABSD if applicable). Monthly rental rates fluctuate seasonally and with broader HDB market cycles, so conservative assumptions are prudent for investment planning.

How does the pricing per square foot at 164 Bukit Batok Street 11 compare to recent transactions in Bukit Batok and neighbouring areas?

Pricing per square foot within Bukit Batok varies based on proximity to the MRT, unit size, floor level, and lease tenure remaining. 164 Bukit Batok Street 11's psf rates typically align with mid-range Bukit Batok transactions, reflecting its mature status and moderate transport accessibility. To benchmark accurately, review recent HDB resale transactions on the Housing and Development Board's official portal or property databases, filtering for similar unit sizes and lease profiles within the same planning area. Neighbouring estates such as those in Clementi or Tanjong Pagar may command different psf premiums based on their own amenity profiles and MRT proximity.

What is the Additional Buyer's Stamp Duty impact if I am a Singapore Citizen buying 164 Bukit Batok Street 11 as a second residential property?

As a Singapore Citizen purchasing a second residential property, you incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This means if you acquire a unit for S$500,000, the ABSD liability adds S$100,000 to your total acquisition costs. ABSD is payable on top of Buyer's Stamp Duty and all other transaction costs, materially increasing your cash requirement and reducing financing headroom if you use a mortgage. First-time homebuyers are exempt from ABSD, making 164 Bukit Batok Street 11 significantly more attractive for this cohort; second-property buyers must factor this substantial cost into their financial planning and return-on-investment calculations.

What is the lease decay risk at 164 Bukit Batok Street 11, and how might it affect my future resale value?

HDB leases typically run for 99 years from the date of original construction; the remaining tenure depends on when the development was originally completed and any prior ownership history. As leases decay below 60 years remaining, market demand and valuations typically decline more rapidly, as most mortgage lenders and buyers become cautious. Properties within the development with longer remaining leases maintain stronger capital appreciation potential and attract broader buyer pools at resale compared to units approaching the 60-year threshold. You should verify the exact lease expiry date before purchasing, and consider how lease decay over your intended holding period may impact future saleability and price. The HDB's Lease Buyback Scheme provides an option for eligible owners to extend the lease, though terms and eligibility criteria apply.

How does proximity to Bukit Batok MRT Station affect property demand and capital appreciation at 164 Bukit Batok Street 11?

Proximity to the North-South Line is a primary capital appreciation driver for HDB properties across Singapore, and the 980-metre distance from Bukit Batok MRT Station positions 164 Bukit Batok Street 11 favourably within the local market. Properties within a 10-minute walk of MRT stations typically command pricing premiums and experience steadier demand compared to less accessible locations, supporting better long-term value retention. Transport connectivity directly influences buyer and tenant pools—professionals commuting to the city centre, students accessing universities, and families seeking amenity-rich neighbourhoods all prioritise MRT access. Future transport policy changes, such as MRT line extensions or station upgrades, could further enhance the development's long-term value proposition, though such developments remain subject to government planning and budgetary decisions.

Is 164 Bukit Batok Street 11 suitable for first-time buyers, upgraders, investors, or high-net-worth individuals, or does it appeal equally to all cohorts?

164 Bukit Batok Street 11 appeals most strongly to first-time homebuyers entering the HDB market, as the development's accessible pricing and ABSD exemption for first-time purchasers make it an attractive entry point. Upgraders relocating within the HDB sector also find the neighbourhood's maturity and established amenities appealing. Investors seeking rental yield will find steady tenant demand in Bukit Batok, though yields may be moderate rather than exceptional. High-net-worth individuals typically seek properties in more aspirational precincts with stronger capital appreciation potential or premium location attributes; 164 Bukit Batok Street 11 does not position itself as a luxury or trophy asset. The development's best fit remains practical, budget-conscious buyers prioritising accessibility, neighbourhood stability, and transport connectivity over exclusivity.

What TDSR considerations and financing headroom should I anticipate at typical price points for 164 Bukit Batok Street 11?

The Total Debt Service Ratio (TDSR) framework limits mortgage servicing payments to 55% of gross monthly household income for most borrowers. At typical price points for 164 Bukit Batok Street 11, most qualified buyers achieve healthy TDSR ratios, often borrowing 80% to 90% of the purchase price with standard 25-30 year mortgage terms. For example, a buyer with a household income of S$10,000 monthly can typically service debt up to S$5,500 monthly; depending on the property price and existing liabilities, this permits meaningful financing headroom. However, second-property buyers must account for the 20% ABSD cost, which reduces available cash and may constrain financing flexibility. All prospective purchasers should obtain pre-approval from financial institutions before committing, confirming exact mortgage capacity and monthly servicing obligations against their budget.

How does 164 Bukit Batok Street 11 compare to nearby competing HDB developments in terms of value proposition?

Competing HDB developments in Bukit Batok and adjoining areas offer varying combinations of unit size, lease tenure, floor quality, and MRT proximity. Estates such as Bukit Batok View or other nearby blocks may offer comparable pricing but different unit layouts or floor levels; estates further from the MRT typically trade at discounts, whilst those in more premium sub-precincts may command premiums. The development's specific strengths centre on its established neighbourhood character, straightforward transport access, and moderate pricing within Bukit Batok's competitive market. Buyers should systematically compare recent transactions and listings across multiple nearby developments, evaluating unit-for-unit on price per square foot, lease tenure, condition, and amenity access to validate value positioning. Local property agents familiar with Bukit Batok transactions can provide valuable guidance on relative competitiveness.

Which unit stack or floor level at 164 Bukit Batok Street 11 offers the best value relative to price and desirability?

Mid-level floors (typically floors 7 through 20) at 164 Bukit Batok Street 11 often represent excellent value, offering superior light and ventilation compared to lower floors whilst avoiding the premium pricing commanded by the highest floors. Lower floors may trade at discounts due to reduced privacy, potential noise from ground-level activity, and lower natural light, but these discounts can represent genuine value for buyers indifferent to such factors. The highest floors command premiums for unobstructed views and maximum natural light; these premiums may not proportionally reflect utility gains for most occupants, making lower-to-mid floors more value-efficient. Unit orientation (facing parks or streets) and stack position relative to lifts and common areas also influence desirability and pricing. Prospective buyers should conduct detailed walkthroughs across multiple floors and stacks to identify personal preferences and value alignment.

What is the future supply pipeline for HDB units in Bukit Batok and surrounding planning areas, and could it affect demand and values at 164 Bukit Batok Street 11?

Bukit Batok's maturity means limited new HDB launches within the estate itself; most supply pipeline activity occurs in adjacent planning areas and newer estates further out such as developments in the Tengah or North-Eastern corridors. Competition from newer HDB estates can influence demand for resale units at established developments like 164 Bukit Batok Street 11, particularly if new estates offer superior amenities, larger unit sizes, or more attractive lease profiles. However, Bukit Batok's established infrastructure, mature tenant base, and proven MRT connectivity sustain steady demand despite peripheral competition. Government announcements regarding transport expansions, new estate launches, or land use changes should be monitored, as these can shift buyer and tenant preferences over medium to long-term horizons. Despite supply-side pressures, properties within well-connected mature estates typically retain value more effectively than distant new estates facing extended development cycles.

164 Bukit Batok Street 11 — From S$1,000