Type

Units

Min Area

Price Range

3 BR

1302 sqft

S$820K

Type

Units

Min Area

Price Range

Other

120 sqft

S$900/mo

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$900 to S$820K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
50% of current units are for sale, from S$820K; 50% are for rent, from S$900/mo.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

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

289C Bukit Batok Street 25: A Mature HDB Development in West Singapore

289C Bukit Batok Street 25 represents an established residential address within the Bukit Batok housing estate, one of Singapore's earlier and more densely developed HDB precincts. This development exemplifies the classic Housing and Development Board housing model that has anchored Singapore's residential landscape for decades. Located in the heart of the west coast region, the address offers a well-settled community environment where infrastructure, amenities, and social networks have matured considerably over time.

The property is positioned as a compact residential offering, with units measuring approximately 120 square feet, a floor plan typical of efficient HDB design. These dimensions appeal particularly to first-time homebuyers seeking an entry point into Singapore's property market, as well as investors targeting the rental sector where smaller units often command strong tenant demand. The modest scale also translates to manageable maintenance costs and utility expenses, an important factor for owner-occupiers managing household budgets.

Location and Accessibility in Bukit Batok

Bukit Batok is a long-established residential precinct in Singapore's western corridor, characterised by comprehensive municipal planning and mature street infrastructure. The area has evolved significantly since the estate's initial development phases, with successive generations of HDB blocks creating a heterogeneous yet interconnected neighbourhood. Residents benefit from decades of incremental development of local services, retail options, and transport connections.

The immediate vicinity encompasses schools, neighbourhood shopping centres, hawker complexes, and community facilities that have become integral to daily life for residents. Market demand in Bukit Batok reflects strong owner-occupier interest, particularly among upgraders and families seeking stability in a well-serviced residential area. The estate's maturity also means that transaction history is rich and well-documented, providing clarity on long-term price trajectories and rental patterns.

Property Specifications and Unit Format

Units at 289C Bukit Batok Street 25 are configured as compact residential spaces, reflecting HDB's emphasis on efficient land utilisation and affordability. The approximate 120-square-foot floor plate positions these properties squarely within Singapore's smaller flat category, a segment that continues to attract consistent buyer and renter attention. Such dimensions necessitate thoughtful interior planning, and prospective purchasers should assess layouts carefully to ensure the space aligns with their lifestyle requirements.

The leasehold structure—typical of HDB properties—carries implications that buyers must weigh carefully. Remaining lease term directly affects both resale value and financing eligibility, as lenders impose minimum lease requirements and adjust loan-to-value ratios based on tenure decay. For properties in mature estates like Bukit Batok, lease maturity becomes an increasingly significant consideration as decades of residence accumulate.

Investment Considerations and Rental Yield Potential

From an investment perspective, 289C Bukit Batok Street 25 occupies a segment of Singapore's property market where rental demand remains consistent, particularly among young professionals, expatriates, and transient residents seeking short-term accommodation. Compact units in established estates typically achieve steady occupancy rates, though rental quantum per square foot may be constrained by the smaller overall floor area. Investors evaluating this development should model rental yield against both purchase price and anticipated holding costs including maintenance fees and property taxes.

The investor profile for such properties tends to be relatively conservative, reflecting steady but unspectacular capital appreciation expectations. Secondary market dynamics favour pragmatic pricing rather than speculative peaks, which can appeal to value-oriented portfolio managers. However, lease decay will eventually depress both capital value and rental appeal, a trajectory that investors must factor into their exit timelines and expected holding periods.

Financing and Buyer Eligibility

Prospective purchasers should engage closely with financial institutions to understand loan eligibility given the property's specifications and lease tenure. The Total Debt Servicing Ratio (TDSR) framework limits borrowing capacity to 60% of gross monthly income, a ceiling that interacts with current interest rate environments to determine affordable price points. For properties in this category, most buyers utilise HDB concessional loans where available, though some may tap private banking facilities depending on personal circumstances.

Second-property buyers must account for Additional Buyer's Stamp Duty at the current rate of 20% when calculating total acquisition costs. This substantial duty materially affects the net cash outlay required and should feature prominently in investment appraisals. First-time buyers enjoy relief from ABSD, making initial property purchases in developments like this more financially accessible than subsequent acquisitions.

Comparison to Neighbouring Developments

Bukit Batok estate encompasses multiple HDB blocks developed across different phases, each carrying distinct architectural features and lease maturity profiles. Comparative analysis across neighbouring addresses reveals variations in psf pricing that reflect location nuances within the estate—proximity to MRT, shopping centres, or schools can shift values by meaningful percentages. 289C Bukit Batok Street 25 should be benchmarked against recent transacted units in the immediate vicinity to establish fair market value and identify relative bargains or premiums.

The broader Bukit Batok precinct competes directly with other west-coast residential areas including Clementi, Choa Chu Kang, and parts of Tuas, creating a competitive landscape where location-specific advantages matter considerably. Buyers and investors should assess whether Bukit Batok's established character and amenity profile justify pricing relative to newer or differently positioned alternatives in the wider region.

Lease Tenure and Long-Term Resale Value

The leasehold nature of HDB properties means that lease maturity is a critical variable in pricing and marketability. Properties with remaining tenures below 80 years face increasing resale difficulty and reduced financing availability, factors that can significantly compress future valuations. Prospective owners should request a comprehensive lease analysis from their legal advisors and understand the property's position within its overall 99-year tenure cycle.

Historical patterns demonstrate that HDB lease decay accelerates in the final decades, with market pricing becoming increasingly conservative as the property approaches lease expiry. This structural feature fundamentally distinguishes HDB investments from freehold or 999-year-lease alternatives, requiring investors to adopt shorter holding horizons or accept greater valuation volatility in later stages of ownership.

Summary and Strategic Positioning

289C Bukit Batok Street 25 offers a stable, established residential option within Singapore's mature public housing ecosystem. The development serves distinct buyer cohorts including first-time purchasers, upgraders, and conservative investors, each evaluating the property through different value lenses. Success in transacting properties at this address depends on clear-eyed assessment of lease position, realistic rental yield expectations, and alignment with personal housing timelines.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing a unit at 289C Bukit Batok Street 25?

Rental yield for compact HDB units at this development typically ranges between 3–5% gross return, depending on prevailing market rents and the unit's specific lease tenure. Given the 120-square-foot configuration, monthly rental income will be modest in absolute terms, but per-square-foot rental rates in Bukit Batok tend to remain competitive within the HDB sector. Investors must account for management costs, maintenance contributions, and property tax, which collectively reduce net yield by approximately 1–1.5 percentage points. The consistency of demand for compact rental units in established estates like Bukit Batok supports reasonably stable occupancy assumptions, though lease decay will eventually constrain both capital appreciation and rental appeal as the property ages.

How does the psf pricing for units at 289C Bukit Batok Street 25 compare with recent transactions in the surrounding area?

Psf pricing in Bukit Batok has historically ranged between SGD 8,000–12,000 per square foot depending on lease maturity, floor level, and unit configuration, though these benchmarks evolve continuously with market conditions. Properties at 289C Bukit Batok Street 25 should be compared against recent HDB transacted units on the same block or immediately adjacent blocks to establish precise local valuation. Variations of 10–15% psf between individual addresses within the same estate can arise from factors including natural light exposure, view quality, and proximity to amenities or transport links. Buyers should obtain a detailed comparable transactional analysis from their legal advisors to ensure the asking price aligns with contemporaneous market evidence.

What is the Additional Buyer's Stamp Duty impact for a Singapore Citizen purchasing a second residential property at this development?

A Singapore Citizen acquiring a second residential property at 289C Bukit Batok Street 25 is liable for Additional Buyer's Stamp Duty at the rate of 20% of the purchase price, payable upon completion of the sale. For example, a property transacting at SGD 450,000 would incur ABSD of SGD 90,000, materially increasing total acquisition costs beyond the purchase price and standard stamp duty. This 20% duty applies regardless of whether the first property is retained or disposed of, creating a significant financial barrier to second-property investment that many investors must carefully incorporate into their cash-flow and return projections. Some buyers mitigate this burden through spousal strategies or alternative holding structures, but such arrangements require specialist legal and tax advice and may carry limitations or risks.

How does the remaining lease term at 289C Bukit Batok Street 25 affect resale value and financing options?

HDB properties operate on 99-year leasehold tenures, meaning lease decay is an irreversible feature that progressively reduces both capital value and financing availability. Properties with fewer than 80 years of lease remaining face substantially reduced loan-to-value ratios from lenders, effectively capping financing capacity and pushing more acquisition cost onto the buyer's own funds. Market evidence demonstrates that HDB properties experience accelerating value compression in their final decades of lease, a pattern that prospective buyers must account for in long-term wealth-building expectations. Buyers should request a detailed lease certification from HDB and factor the property's position within its overall lease cycle into purchase decision-making, particularly if intending to hold the property into later life.

Does proximity to an MRT station directly influence capital appreciation and rental demand for properties at 289C Bukit Batok Street 25?

Yes, proximity to mass rapid transit stations is consistently the strongest location driver in Singapore property markets, affecting both owner-occupier demand and rental appeal. Bukit Batok MRT station and other network nodes within reasonable walking distance materially enhance the development's attractiveness to commuters and renters, supporting both capital values and rental rates. Properties within 400–600 metres of MRT stations typically command 15–25% premiums over equivalent units at greater distances, reflecting the practical and psychological value of convenient transport access. The mature transport infrastructure around 289C Bukit Batok Street 25 has been established for decades, providing certainty regarding accessibility, whereas future transport developments carry greater speculative risk and should be discounted rather than relied upon in valuation models.

Which buyer profiles are best suited to purchasing at 289C Bukit Batok Street 25, and why?

First-time homebuyers represent the primary target market for this development, as the compact floor plate and established location offer an accessible entry point into Singapore's property market without excessive financial commitment or execution risk. Young upgraders seeking to move from rented accommodation into ownership also find the development appealing, particularly if they prioritise location stability and community amenities over spaciousness. Conservative investors pursuing steady long-term rental income over multiple property cycles may find the asset attractive, although they must accept modest capital appreciation and eventual lease decay as structural constraints. Conversely, high-net-worth buyers and those prioritising growth asset appreciation would typically pursue alternative developments in earlier tenure stages, stronger growth areas, or freehold/999-year lease configurations that better align with wealth-expansion objectives.

What TDSR headroom is available for typical buyer profiles at the price points represented in this development?

The Total Debt Servicing Ratio (TDSR) framework permits borrowers to commit up to 60% of gross monthly income towards all debt servicing, creating a functional ceiling for mortgage capacity. For properties in the SGD 450,000–550,000 range typical of this development, buyers with gross household incomes of approximately SGD 7,500 or above (assuming 20% down payment and current interest rates around 3–3.5%) should comfortably meet TDSR requirements, though individual circumstances vary widely. The relatively modest absolute purchase price for units at this address means that TDSR constraints are less frequently binding compared to premium properties, though buyers with existing debts, education loans, or multiple dependents may face tighter constraints. Prospective purchasers should obtain pre-approval from HDB or a private lender before proceeding with purchase negotiations, ensuring realistic understanding of actual borrowing capacity.

How do recent HDB developments elsewhere in west Singapore compare to 289C Bukit Batok Street 25 in terms of value proposition?

The west-coast corridor encompasses multiple competitive HDB addresses including Clementi, Choa Chu Kang, and Tuas, each possessing distinct lifecycle stages, accessibility profiles, and pricing characteristics. Newer HDB developments in the same region may offer longer lease tenures (approaching 99 years remaining) and contemporary architectural standards, potentially justifying modest price premiums despite potentially less mature infrastructure. 289C Bukit Batok Street 25 competes primarily on the basis of established amenity maturity and location lock-in, selling stability rather than newness or optionality. Comparative valuation should weigh the development's proven community infrastructure, school networks, and transport accessibility against the newer-build advantages of competing sites, with buyers assessing their personal priorities accordingly.

Which unit stack or floor level typically offers optimal value and appreciation potential at 289C Bukit Batok Street 25?

Mid-floor units (roughly levels 4–20) typically command the strongest price-to-value ratio in HDB developments like this, balancing the modest premium for higher-floor units against the disadvantages of low-floor properties which suffer from reduced natural light, security concerns, and perceptual lower status. Ground-floor and first-floor units frequently transact at 5–10% discounts to mid-floor comparables, a differential that may exceed the genuine functional disadvantages and thus represent value opportunities for pragmatic buyers. Uppermost floors and penthouse-equivalent positions sometimes attract disproportionate price premiums based on view, airflow, and perceived prestige, premiums that do not consistently translate into equivalent rental-rate increases. Buyers should focus on lease tenure, room orientation, and unit-to-lift and unit-to-stairwell distances rather than blindly pursuing highest floors, as these functional variables often drive long-term satisfaction and resale appeal more powerfully than floor number alone.

What future supply pipeline exists in the Bukit Batok and wider west-coast HDB market, and how might this affect 289C Bukit Batok Street 25's resale prospects?

The Bukit Batok estate is largely mature with minimal new supply anticipated, meaning that existing blocks including 289C Bukit Batok Street 25 will face limited direct new-supply competition from HDB estate renewal or new-block launches within the immediate precinct. However, the broader west-coast corridor continues to receive HDB development attention, with new projects in Choa Chu Kang, Jurong East, and other areas providing alternative locations for buyers seeking newer construction or longer lease tenures. This supply context supports relatively stable pricing for established addresses like 289C Bukit Batok Street 25, though older developments may face eventual pressure as tenants and upgraders increasingly gravitate towards newer alternatives with contemporary finishes and longer lease terms. The scarcity of comparable new supply in Bukit Batok proper constitutes a mild structural support for resale values, though lease decay remains the dominant long-term valuation driver and cannot be offset by supply constraints.

[For Sale / Rent] Hdb Flat At 289C Bukit Batok Street 25 — From S$900