Type

Units

Min Area

Price Range

2 BR (3-Room HDB)

645 sqft

S$399K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$399K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$79,800 on this acquisition.
Located 4 min (360 m) from NS3 Bukit Gombak MRT Station.

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

Average resale price for 3 ROOM flats in Bukit Batok over the last 6 months: S$437K, down 0% versus the prior 6 months.

Based on HDB resale and rental transactions from data.gov.sg for 3 ROOM flats in Bukit Batok. Past performance doesn't guarantee future prices — figures are indicative, not a valuation of this specific unit.

Interested in this property?

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528 Bukit Batok Street 51: Premium HDB Living in a Vibrant Mature Estate

528 Bukit Batok Street 51 represents an established residential address in one of Singapore's most sought-after HDB heartlands. Located in the Bukit Batok planning area, this development sits within a mature estate characterised by strong community amenities, reliable public infrastructure, and a balanced mix of residential and commercial facilities. The project offers a compelling opportunity for buyers seeking stable, well-serviced residential accommodation in the west of the island.

The development's positioning is a defining strength. Situated merely 360 metres from Bukit Gombak MRT station on the North–South line (NS3), residents enjoy a straightforward 3–4 minute walk to rapid transit connectivity. This proximity to the city's primary north–south corridor significantly enhances accessibility to employment centres, educational institutions, and leisure destinations across Singapore. For those who prefer bus transport, multiple stops serve the immediate vicinity, including services at Block 531 and opposite Block 532, providing alternative routing options throughout the neighbourhood and beyond.

Design and Layout Excellence

Units at 528 Bukit Batok Street 51 feature a thoughtfully considered design philosophy. The north–south facing orientation ensures consistent daylight penetration and cross-ventilation throughout the day, creating naturally bright and airy living spaces that reduce reliance on artificial lighting. This orientation is particularly valued in Singapore's tropical climate, where effective air circulation contributes to both comfort and energy efficiency. The squarish floor layout maximises usable space, presenting an efficient configuration that accommodates diverse living arrangements without wasted circulation areas.

The development benefits from completed Housing Improvement Programme (HIP) works, which have modernised building infrastructure and external spaces. This investment in the estate's fabric enhances property durability and aesthetic appeal, supporting long-term asset preservation. The interior finishes of units have been maintained to a good standard by previous occupants who have lived on-site, demonstrating the care taken within the building. The combination of HIP completion and conscientious stewardship creates a solid foundation for buyers considering their investment from both lifestyle and capital appreciation perspectives.

Comprehensive Neighbourhood Amenities

The surrounding locality offers exceptional convenience for daily living. Three major supermarket chains—Giant, FairPrice, and Prime—operate within the estate or immediately adjacent precincts, ensuring multiple shopping options for groceries and household essentials. The presence of six coffee shops throughout the block provides accessible dining and social gathering spaces, whilst a 24-hour McDonald's outlet caters to those seeking quick meals at any hour. These food and beverage establishments create a vibrant ground-floor ecosystem that animates the estate and supports a lively community atmosphere.

Beyond food retail, the neighbourhood includes clinics for medical consultations, hair and beauty salons for personal care services, and dedicated shops for fruits, fresh produce, and home improvement supplies. This diversified commercial footprint means residents rarely need to venture far for everyday needs, significantly reducing commute times and enhancing quality of life. The Little Guilin scenic area lies within walking distance, offering residents a recreational and leisure destination that showcases natural landscape features and provides respite from urban density.

Educational and Community Infrastructure

Families with school-age children benefit from the proximity of several primary schools. Dazhong Primary School, Lianhua Primary School, and St. Anthony's Primary School are all located within one kilometre of the development, offering parents a choice of educational institutions accessible by short walks or brief bus journeys. This concentration of schools makes 528 Bukit Batok Street 51 particularly appealing to upgraders and young families seeking a neighbourhood that prioritises child-friendly planning and educational accessibility.

Investment and Value Proposition

The development's appeal spans multiple buyer demographics. First-time purchasers appreciate the established neighbourhood infrastructure, stable pricing trajectory, and MRT proximity that collectively reduce investment risk and support confident decision-making. Upgraders benefit from the mature estate's proven resilience and the flexibility of unit configurations that accommodate expanding family needs. Investors recognise the combination of solid rental demand from working professionals, reliable capital appreciation linked to MRT connectivity, and relatively low management overheads associated with HDB properties.

Pricing across the development ranges from S$399,000 and upwards depending on unit specifications, floor level, and facing. This price range positions 528 Bukit Batok Street 51 competitively within the broader Bukit Batok market, reflecting both the estate's maturity and its enduring appeal. Buyers should engage directly with available listings to identify specific units that align with their bedroom, bathroom, and space requirements, as configurations and prices vary throughout the development.

Transport and Connectivity Strategy

Beyond the primary Bukit Gombak connection, the development benefits from proximity to Bukit Batok MRT station (NS2) approximately 860 metres away, providing an alternative rapid transit option for certain journeys or emergencies. This dual MRT accessibility creates redundancy in transport options and enhances flexibility for commuters travelling to different parts of the island. The combination of direct MRT access, multiple bus routes, and reasonable walking distances to amenities positions residents for minimal commute friction across their daily activities.

Conclusion

528 Bukit Batok Street 51 exemplifies mature HDB living at its most practical and accessible. The development delivers exceptional value through proven neighbourhood stability, excellent MRT connectivity, comprehensive local amenities, and thoughtfully designed residential units that prioritise comfort and functionality. Whether you are a first-time buyer seeking entry into Singapore's property market, an upgrader searching for a well-appointed family home, or an investor pursuing steady rental yields and capital appreciation, this address warrants serious consideration within your property search.

Frequently Asked Questions

What is the estimated rental yield for units at 528 Bukit Batok Street 51 if purchased as an investment property?

Rental yields for HDB flats at 528 Bukit Batok Street 51 typically range between 3% and 4.5% gross annual return, depending on unit size, floor level, and current market rental rates for comparable properties in Bukit Batok. The mature estate's strong MRT connectivity to Bukit Gombak station (NS3) attracts working professionals and expatriates seeking reliable, well-serviced accommodation, supporting consistent rental demand. Investors should calculate yields based on prevailing rental benchmarks for 2–3 room HDB units in the Bukit Batok precinct, accounting for annual conservancy charges and property tax, which collectively impact net yield performance.

How does the per-square-foot pricing at 528 Bukit Batok Street 51 compare to recent HDB transactions in Bukit Batok?

Based on current market data, HDB units in the Bukit Batok area typically transact between S$550 and S$750 per square foot, depending on property age, HIP completion status, and proximity to MRT stations. Units at 528 Bukit Batok Street 51, priced from S$399,000 and featuring completed HIP works and direct MRT accessibility, generally occupy the lower-to-middle range of this spectrum, offering competitive value relative to recent comparable sales. Buyers should request recent estate transactions to verify exact price-per-square-foot benchmarks, as variations occur based on specific unit configurations, floor levels, and facing direction.

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

A Singapore Citizen buying a second residential property at 528 Bukit Batok Street 51 incurs Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, calculated on top of the standard buyer's stamp duty. For example, a purchase price of S$399,000 would attract ABSD of approximately S$79,800, significantly increasing total acquisition costs and requiring careful financial planning. This levy is designed to moderate residential property investment demand and applies only to second-property purchases by Citizens; first-time buyers and permanent residents face lower or nil ABSD rates, making this development particularly attractive to upgraders purchasing their first residential upgrade.

Is lease decay a concern for flats at 528 Bukit Batok Street 51, and how does remaining tenure affect resale value?

528 Bukit Batok Street 51 is an HDB property, and HDB flats are typically held on 99-year leases from the point of government grant. As an established estate, the building's remaining lease tenure directly influences resale value, financing eligibility, and long-term capital appreciation. Most financial institutions impose minimum remaining-lease requirements (often 40–50 years at the point of sale) for mortgage approval, so buyers should verify the exact remaining tenure before purchase to ensure future financing flexibility. The Housing Development Board operates a lease renewal scheme that allows leaseholders to extend their tenure after 30 years of ownership, mitigating lease-decay risk for long-term residents.

How does proximity to Bukit Gombak MRT (NS3) influence demand and capital appreciation for units at this development?

Direct proximity to Bukit Gombak MRT station on the North–South line is a primary value driver for 528 Bukit Batok Street 51, as the station provides rapid, uninterrupted connectivity to Central Business District employment centres, tertiary education hubs, and major transport interchanges. Properties within 400 metres of MRT stations typically command a 10–15% price premium relative to non-MRT-adjacent flats in the same estate, reflecting the time savings and convenience that MRT access delivers to daily commuters. The maturity and stability of the North–South line, combined with planned transit-oriented development initiatives across the corridor, support sustained capital appreciation for well-positioned units at this address over 5–10 year investment horizons.

Which buyer profiles are best suited to purchasing at 528 Bukit Batok Street 51?

First-time buyers appreciate the established neighbourhood infrastructure, lower entry price points (from S$399,000), and straightforward MRT connectivity that collectively reduce investment complexity and support confident purchasing decisions. Upgraders with growing families benefit from the range of unit configurations available within the mature estate, coupled with proximity to multiple schools within walking distance and strong community facilities. HNW investors recognise the stable capital appreciation linked to MRT proximity, reliable rental demand from working professionals, and relatively low ongoing management costs compared to private residential alternatives. Young professionals seeking central-east commutes or employees of western-corridor employers find the direct Bukit Gombak MRT connection particularly valuable for work-life balance and daily transportation efficiency.

What are the TDSR and mortgage financing considerations for typical purchase prices at 528 Bukit Batok Street 51?

For a property purchase price of S$399,000 with a 90% loan-to-value (LTV) ratio, most buyers would borrow approximately S$359,100, resulting in monthly mortgage instalments between S$2,200–S$2,600 across 25–30 year tenure, depending on prevailing interest rates and loan structure. Total Debt Service Ratio (TDSR) regulations cap total monthly debt repayments at 55% of gross monthly income, meaning a monthly mortgage of S$2,400 would require a minimum gross income of approximately S$4,364 to comply comfortably. Buyers should engage mortgage brokers or bank loan officers early to establish financing capacity, lock loan-in rates, and ensure TDSR headroom for additional commitments, particularly if purchasing as a second property subject to ABSD constraints.

How does 528 Bukit Batok Street 51 compare to other HDB developments in the Bukit Batok and Bukit Gombak precinct?

528 Bukit Batok Street 51 competes directly with other mature estates in Bukit Batok and the adjacent Bukit Gombak area, such as blocks serving similar demographics along the North–South line corridor. The development's competitive advantages include completed HIP works, north–south facing orientation for superior natural light, and proximity to Little Guilin recreational facilities, which several competing blocks do not offer. Price-per-square-foot positioning places this address competitively within the broader precinct, particularly for investors and upgraders seeking MRT-adjacent properties with comprehensive ground-floor amenities. Buyers should request comparative market analysis across 3–5 competing properties in the same 1–2 kilometre radius to validate value proposition and purchase timing relative to recent transaction data.

Which unit stacks or floor levels at 528 Bukit Batok Street 51 offer the best value proposition?

Middle-floor units (typically levels 4–12) at 528 Bukit Batok Street 51 offer superior value relative to ground or very high floors, as they avoid potential noise and foot-traffic from street-level activity whilst providing better natural ventilation and light than units higher in the building. Units on the northern or southern (rather than eastern or western) wing enjoy maximised exposure to prevailing easterly and westerly breezes, supporting the development's advertised north–south orientation advantage. Lower-middle floors (5–8 storeys) balance accessibility for families with young children and elderly residents against the ventilation and light benefits of mid-to-upper levels, often representing optimal buyer preference and resale liquidity. Investors should prioritise units facing common areas or green spaces rather than interior light wells, as these command higher rental appeal and capital appreciation.

What is the future supply pipeline and development outlook for HDB properties in the Bukit Batok district?

Bukit Batok is a fully developed, mature HDB planning area with limited scope for new estate construction, meaning future supply is constrained to en-bloc sales, selective infill projects, and rejuvenation initiatives rather than large-scale new housing launches. This supply constraint supports long-term capital appreciation for existing flats like those at 528 Bukit Batok Street 51, as limited new competition preserves scarcity value and supports pricing stability across market cycles. The Housing Development Board has signalled ongoing focus on estate improvements and transit-oriented development enhancements around Bukit Gombak and Bukit Batok stations, which should sustain or modestly increase desirability and values for well-positioned properties near these nodes. Buyers purchasing at 528 Bukit Batok Street 51 benefit from being in an established, supply-constrained estate unlikely to face significant new competitive pressures over the next 10–15 years.

Hdb Flat At 528 Bukit Batok Street 51 — From S$399K