Type

Units

Min Area

Price Range

4 BR

1400 sqft

S$938K

4 BR (5-Room HDB)

1400 sqft

S$938K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$938K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$188K on this acquisition.
Located 7 min (550 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

Based on HDB resale and rental transactions from data.gov.sg for 5 ROOM flats in Bukit Batok. Past performance doesn't guarantee future prices — figures are indicative, not a valuation of this specific unit.

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533 Bukit Batok Street 51: A Premium Family HDB Development in Bukit Batok

Located on Bukit Batok Street in the heart of the Bukit Batok district, 533 Bukit Batok Street 51 represents a significant opportunity for families seeking spacious, well-planned HDB accommodation. This development offers four-bedroom units spanning approximately 1,400 square feet, providing the kind of generous living space increasingly difficult to find within the HDB market. The project caters particularly to multi-generational households and upgraders seeking to maximise their residential footprint without stepping into the private property market.

The development's strategic positioning within Bukit Batok positions residents within easy reach of essential urban infrastructure. Bukit Gombak MRT Station (NS3) sits approximately seven minutes' walk away, translating to roughly 550 metres on foot. This proximity delivers significant advantages for daily commuters, connecting residents directly to the North-South Line and enabling swift access to the city centre, business districts, and major employment hubs across Singapore. The walking distance is sufficiently short to make the station accessible without requiring taxi or public bus assistance during off-peak hours.

The neighbourhood surrounding this address showcases the mature, established character typical of Bukit Batok's residential precincts. Residents enjoy immediate access to a robust ecosystem of local amenities, including 24-hour supermarkets, traditional wet markets, and an expansive food village offering cuisines spanning multiple cultures and price points. Coffee shops dot the surrounding streets, serving the community's daily beverage and meal requirements. This retail density ensures that day-to-day necessities remain effortlessly accessible, a significant practical advantage for families with varying schedules.

Hong Kar North Community Centre operates nearby, providing residents with access to recreational programming, sports facilities, and community events throughout the year. The broader precinct contains multiple nature parks and sports centres, catering to residents with active lifestyles and families seeking outdoor recreation options. The proximity to educational institutions represents another material advantage for families with school-aged children—Lian Hua Primary School and Hillgrove Secondary School both fall within walkable distance, streamlining the logistics of the school run and enabling greater flexibility in daily routines.

The immediate locality gains additional appeal from the presence of Little Guilin, a scenic spot featuring distinctive granite rock formations and reflective water surfaces. Located within close proximity, this natural attraction provides residents with an accessible recreational destination and contributes to the broader environmental quality of the neighbourhood. The availability of scenic greenery and natural features within the immediate vicinity enhances the lifestyle proposition beyond the four walls of individual units.

From a property perspective, units within this development arrive with the Housing Improvement Programme (HIP) already completed and fully paid. This status eliminates a significant source of future financial obligation and uncertainty that typically confronts buyers of older HDB stock. The completion of HIP substantially reduces the probability of major capital expenditure assessments in the medium term, improving financial predictability for owners and enhancing the development's appeal to conservative investors and owner-occupiers alike.

The architectural and spatial configuration of units reflects thoughtful design principles oriented toward maximising usable living area. Two full bathrooms serve the four-bedroom layout, supporting the practical requirements of larger households and reducing congestion during peak usage periods. The living areas benefit from natural light and adequate ventilation, creating an airy residential environment that supports wellbeing and reduces reliance on artificial climate control during cooler months. The functional layout prioritises circulation efficiency and flexible spatial subdivision, allowing families to configure their living arrangements according to evolving needs.

The generous floor area opens possibilities for creative spatial adaptation. The substantial living hall can accommodate bespoke modifications to create additional functional space, including bedrooms with dedicated window access and natural light. This adaptability represents a meaningful advantage for growing families or owners seeking to customise their residential environment without undertaking extensive structural works. The presence of existing windows and ventilation infrastructure supports the feasibility and cost-effectiveness of such adaptations.

From an investment perspective, the combination of spacious accommodation, strategic location near MRT infrastructure, and established neighbourhood amenities creates a compelling rental proposition. The four-bedroom configuration appeals to a broad tenant demographic including families, young professionals sharing accommodation, and small businesses operating from residential addresses. The proximity to Bukit Gombak MRT and the abundance of local services enhance the rental appeal for tenants prioritising convenience and accessibility over location prestige.

The Bukit Batok district maintains steady demand from upgraders transitioning from smaller HDB units and first-time family buyers seeking to establish themselves in an established, mature residential neighbourhood. The relatively lower price points compared to central or prime fringe locations attract price-conscious buyers while the mature infrastructure and established community environment appeal to families prioritising stability and established services. This demand dynamic supports both capital appreciation and rental yield potential.

Units available from this development represent rare offerings within the contemporary HDB market, particularly in the four-bedroom segment. The scarcity of such spacious configurations, combined with the completed HIP status and strategic location, positions these units as valuable acquisitions for discerning buyers. The combination of practical advantages—proximity to MRT, established amenities, schools, and natural attractions—creates a residential package that addresses multiple buyer priorities simultaneously.

Frequently Asked Questions

What rental yield can investors realistically expect from four-bedroom units at 533 Bukit Batok Street 51?

Four-bedroom HDB units in the Bukit Batok precinct typically generate rental yields ranging from 2.5% to 3.5% annually, depending on the specific unit configuration, floor level, and current market rent rates. Given that the development sits within seven minutes' walk of Bukit Gombak MRT Station, the location commands a rental premium compared to more outlying Bukit Batok addresses. Tenant demand remains robust for spacious family units in established neighbourhoods with strong transport connectivity, particularly among upgraders temporarily renting whilst waiting for new BTO completion or professionals requiring flexible housing arrangements. The presence of nearby schools and established amenities further strengthens rental competitiveness, positioning this development favourably within the HDB rental market.

How does the price per square foot at this development compare to recent HDB transactions in Bukit Batok?

HDB four-bedroom transactions in Bukit Batok have recently traded at approximately S$650 to S$700 per square foot, depending on floor level, unit orientation, and individual unit specifications. At approximately 1,400 square feet, units at this development price competitively within this established range, reflecting the mature neighbourhood's established market dynamics. Recent comparable sales of similar-sized units within the immediate Bukit Batok precinct have demonstrated consistent pricing within this bandwidth, suggesting that units here align with prevailing market valuations. The proximity to MRT infrastructure and the completion of HIP represent factors supporting the development's positioning within the middle-to-upper range of this comparison set.

What are the Additional Buyer's Stamp Duty implications for a Singapore Citizen purchasing this as a second residential property?

Singapore Citizens acquiring a second residential property at 533 Bukit Batok Street 51 become liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. For a unit transacting at S$938,000, the ABSD liability would total approximately S$187,600, representing a material cost that must be factored into the total acquisition investment. This duty applies to the entire purchase price and must be paid within fourteen days of completion, requiring careful cash flow planning alongside mortgage financing arrangements. Buyers should engage with their conveyancing solicitors to confirm precise ABSD liability prior to committing to any offer, as rates and thresholds may be adjusted periodically.

Given that HDB leases are fixed at 99 years, how does lease decay affect resale value and investment returns?

HDB leases in Singapore are standardised at 99-year terms with no renewal mechanism, meaning all units at 533 Bukit Batok Street 51 currently benefit from the full 99-year lease duration. As years progress, lease decay becomes increasingly material to resale valuations—property valuers typically apply significant discounts once leases fall below 80 years remaining. For current purchasers, this represents a long-term consideration rather than an immediate concern, as the full lease duration supports sustained capital values over typical investment horizons of ten to twenty years. However, buyers planning to hold units beyond thirty years should be aware that progressive lease decay will ultimately compress resale values, potentially limiting the property's utility as a retirement asset. The substantial floor space and HIP completion provide countervailing factors that may support valuations longer than comparably older, smaller units experiencing concurrent lease decay.

How significantly does proximity to Bukit Gombak MRT Station (NS3) influence demand and capital appreciation at this address?

The seven-minute walk to Bukit Gombak MRT Station represents a material advantage supporting both rental demand and capital appreciation relative to HDB units located further from public transport infrastructure. The North-South Line provides direct connectivity to major employment centres including the CBD, Marina Bay, and Jurong East, making this development attractive to working professionals and upgraders prioritising commute efficiency. HDB developments within 800 metres of MRT stations have historically demonstrated stronger capital appreciation trajectories and more resilient rental demand compared to similar units located two or more kilometres from rapid transit. The station's maturity and established ridership patterns provide confidence in sustained high accessibility, a factor that typically insulates commuter-oriented HDB developments from material value erosion during economic downturns.

Which buyer profiles—HNW, upgraders, first-timers, or investors—are best suited to this development?

Family upgraders represent the primary target profile, as individuals and couples trading up from smaller two- or three-bedroom units value the spacious four-bedroom configuration for accommodating growing families and multi-generational living arrangements. First-time family buyers with household incomes sufficient to support mortgage servicing on units priced around S$938,000 find the combination of established amenities, MRT connectivity, and school proximity particularly compelling. Investors seeking solid rental yields with manageable acquisition prices appreciate the balance between tenant demand and capital preservation; the location's appeal to tenant families and young professionals generates consistent letting interest. High-net-worth individuals infrequently pursue HDB acquisitions unless targeting ethnic diversity in property portfolios or seeking compact investment vehicles within established neighbourhoods.

What total debt servicing ratio (TDSR) headroom should buyers anticipate at typical price points for this development?

Units at 533 Bukit Batok Street 51 priced around S$938,000 typically require down payments of 10-20% from HDB eligible buyers, translating to mortgage facilities of approximately S$750,000 to S$844,000 depending on down payment contributions. With 30-year mortgage tenures and current interest rates hovering around 2.6-2.7%, monthly mortgage instalments typically fall within the S$3,200 to S$3,600 range for 80% LTV financing. Buyers must satisfy the TDSR ceiling of 55%, meaning total monthly debt obligations cannot exceed 55% of combined gross household income, requiring monthly household incomes of at least S$6,000 to S$6,500 to comfortably service acquisitions at this price point. Buyers carrying existing debt (vehicle loans, credit card balances, personal loans) face proportionally reduced borrowing capacity as TDSR calculations aggregate all consumer debt obligations.

How do competing HDB developments in Bukit Batok compare in terms of location, amenities, and pricing?

Bukit Batok contains several nearby HDB estates including units at Block 162-167 Bukit Batok Street 11 and the Farrer Park precinct, though dedicated four-bedroom units of comparable size and floor area remain scarce throughout the district. Most competing developments occupy similar distances from Bukit Gombak MRT Station or lack equivalent amenity density; units closer to the town centre command marginally higher price premiums but benefit from intensified commercial activity. The distinctive advantage of 533 Bukit Batok Street 51 stems from the combination of generous floor area, completed HIP status, and proximity to Little Guilin's natural attractions, factors that differentiate it from purely utilitarian competing stock. Buyers comparing multiple Bukit Batok options typically discover that equivalent floor areas command similar per-square-foot pricing, making individual unit configurations and floor levels the primary comparative variables rather than dramatic location premiums within the district.

Which unit stack or floor level typically offers the best value within this development?

Mid-range floor levels (roughly storeys five through nine) historically deliver optimal value within HDB developments, balancing premium prices commanded by higher storeys against the practical limitations of lower storeys that may experience reduced natural light or increased ambient noise from street-level activity. Units on lower storeys at 533 Bukit Batok Street 51 may offer pricing discounts of 5-8% relative to comparable mid-level units, appealing to value-conscious buyers whose lifestyle preferences accommodate partial shade or street noise. Higher storeys command premiums of 10-15%, reflecting enhanced views and psychological desirability, though the genuine practical differentiation diminishes substantially beyond floor fifteen in most HDB contexts. Buyers optimising for investment returns should focus on mid-range storey positioning where the balance between rental appeal, owner comfort, and pricing efficiency proves most favourable.

What future supply pipeline and development activity is anticipated in the Bukit Batok district that might impact this development's value trajectory?

Bukit Batok remains a mature, established HDB district with limited greenfield development opportunity, as most developable land has been claimed by existing housing stock and commercial precincts. HDB's Build-to-Order (BTO) programme occasionally releases plots within the broader Bukit Batok planning area, though recent launches have primarily concentrated in fringe locations such as Tengah, which draws supply pressure away from core Bukit Batok. Urban renewal and en-bloc redevelopment initiatives have not gained material traction within Bukit Batok to date, suggesting that existing stock including this development will remain a primary housing source for the district for the foreseeable future. The relative scarcity of new supply combined with strong transport infrastructure and established community services typically supports sustained rental demand and capital resilience for mature HDB developments in this location.

Hdb Flat At 533 Bukit Batok Street 51 — From S$938K