Type

Units

Min Area

Price Range

3 BR

646 sqft

S$330K

Type

Units

Min Area

Price Range

2 BR

742 sqft

S$3,400/mo

Other

100 sqft

S$900/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$900 to S$330K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$180 on this acquisition.
33% of current units are for sale, from S$330K; 67% are for rent, from S$900/mo.
Located 6 min (520 m) from CC7 Mountbatten 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

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

Interested in this property?

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2 Jalan Batu: Compact HDB Living Near Mountbatten MRT

2 Jalan Batu represents a rare offering in one of Singapore's most established residential neighbourhoods. This HDB flat development sits within the mature Mountbatten estate, a precinct renowned for its blend of heritage charm and modern convenience. The property's strategic positioning just 520 metres from Mountbatten MRT Station (CC7) provides residents with exceptional connectivity across Singapore's public transport network, making daily commutes swift and straightforward regardless of destination.

The compact 100 sqft floor plate at 2 Jalan Batu speaks to contemporary housing philosophy: efficient space planning that maximises usable living area without compromising comfort. This size profile particularly resonates with first-time homebuyers entering the property market, downsizers transitioning from larger family units, and investors seeking a lean, manageable rental asset. The unit composition and layout have been designed to serve the modern urban dweller who prioritises location and accessibility over sprawling square footage.

Location and Transport Connectivity

Situating 2 Jalan Batu just a six-minute walk from Mountbatten MRT Station delivers substantial lifestyle and economic advantages. The CC7 station itself sits at the nexus of two major lines—the East-West Line and the newer Circle Line—granting residents direct access to Singapore's commercial, educational, and entertainment hubs. Whether commuting to the Central Business District, Marina Bay, or emerging employment zones like Jurong Innovation District, residents enjoy journey times that rival many city-fringe and suburban properties at significantly lower acquisition costs.

The Mountbatten precinct itself has undergone steady regeneration over recent years, with the HDB estates maintaining strong appeal to both owner-occupiers and investors. The neighbourhood's mature infrastructure means schools, hawker centres, wet markets, and clinics are well-established and within walking distance. This accessibility to daily essentials, combined with the MRT proximity, creates an environment that appeals across multiple demographic cohorts.

Investment Potential and Rental Yield

For investors evaluating 2 Jalan Batu as a rental asset, the development's compact unit size and strong MRT accessibility position it favourably within Singapore's HDB rental market. Units of this scale typically command rental rates between S$900 and S$1,100 per month, depending on exact configuration and recent market conditions. Calculated against purchase prices within this development's range, investors can anticipate gross rental yields in the region of 10–13% per annum—a meaningful return relative to broader residential property markets and particularly competitive against some freehold and leasehold condominium segments.

The tenant profile for such compact HDB flats skews towards young professionals, newly-married couples, and expatriates in Singapore on fixed postings. This demographic typically demonstrates strong rental payment discipline and lower tenant churn, reducing vacancy risk and management complexity. The Mountbatten area's proximity to employment nodes and education institutions ensures consistent demand from this cohort.

Pricing Dynamics and Comparable Market Context

HDB flat pricing in the Mountbatten precinct has tracked broadly in line with Singapore's mature estate averages, though specific transactions vary considerably based on lease remaining, unit configuration, and floor level. Recent transacted prices for compact flats in surrounding blocks typically range from S$350,000 to S$480,000, translating to per-square-foot valuations of approximately S$3,500–S$4,800. The 2 Jalan Batu development, benefiting from its MRT proximity and estate maturity, occupies a competitive position within this range, offering reasonable value for both owner-occupiers and investors.

Price appreciation in HDB estates like Mountbatten has traditionally been moderate but steady, with annual capital growth averaging 2–4% over longer holding periods. This trajectory reflects HDB's role as an asset class bridging speculation and stability—less volatile than private condominiums, yet more appreciative than bonds or cash deposits.

Financing and TDSR Considerations

For owner-occupiers purchasing units at 2 Jalan Batu, financing typically presents a straightforward proposition. HDB flats benefit from concessional loan rates and extended tenures offered by HDB itself, with mortgage terms extending to 25 years or the remaining lease duration, whichever is shorter. At typical purchase prices within this development, Total Debt Service Ratio (TDSR) headroom remains generous for most borrowers, particularly first-time buyers eligible for HDB concessional rates and those with household incomes above S$5,000 per month.

First-time HDB buyers enjoy additional advantages: exemption from Additional Buyer's Stamp Duty (ABSD), reduced conveyancing costs, and access to HDB's own mortgage schemes. For second-property investors, however, ABSD at 20% applies, meaningfully increasing acquisition costs and requiring careful return-on-investment modelling to ensure projected rental yields justify the additional outlay.

Lease Tenure and Long-Term Resale Implications

HDB flats at 2 Jalan Batu carry a 99-year lease, a tenure standard across all HDB developments granted from 1980 onwards. This lease duration carries important implications for long-term resale prospects and mortgageability. While 99-year leases remain freely tradable and mortgageable until they fall below approximately 60 years remaining, market values may experience modest compression as lease decay approaches. Buyers acquiring units today can confidently hold for 20–30 years without facing material lease-related resale friction; beyond that timeframe, lease degradation becomes a pricing factor.

For investors with a 5–15 year holding horizon, lease tenure presents minimal concern. The HDB's established secondary market ensures liquidity, and remaining lease of 84–94 years at exit remains entirely acceptable to subsequent buyers and mortgagees.

Buyer Suitability and Use Case Analysis

2 Jalan Batu appeals across several distinct buyer profiles. First-time homebuyers benefit from HDB's accessibility, lower prices, and straightforward conveyancing. Young couples downsizing from larger family units find the compact footprint efficient and cost-effective. Investors seeking rental yield at lower capital deployment points discover attractive returns relative to risk. Expat residents and short-to-medium-term Singapore residents value the rental liquidity and established neighbourhood character.

The property is less suitable for high-net-worth buyers seeking trophy assets or ultra-luxury finishes, or for families requiring multiple bedrooms and generous living space. Its sweet spot remains the pragmatic, financially disciplined buyer prioritising location, affordability, and transport access over prestige or size.

Surrounding Amenities and Neighbourhood Character

The Mountbatten precinct benefits from decades of established infrastructure development. Nearby Katong's cultural character—its Peranakan heritage, acclaimed restaurants, and leafy streetscapes—adds intangible neighbourhood appeal. Several primary and secondary schools sit within one kilometre, serving families within the broader Mountbatten catchment. Medical facilities, including Mountbatten Community Hospital, provide accessible healthcare. Retail and dining options span both traditional hawker fare and contemporary cafés, catering to diverse resident preferences.

This mature neighbourhood ecosystem, combined with clean-and-green standards typical of HDB estates, creates an environment that sustains demand across economic cycles and demographic shifts.

Market Outlook and Supply Pipeline

The Mountbatten and Katong precinct faces limited new residential supply, as available land has been largely developed and consolidated. This supply constraint underpins gentle but persistent capital appreciation—growth rates slower than emerging estates but more stable than those subject to large-scale new competition. Near-term demand for compact, MRT-adjacent HDB units remains robust, driven by Singapore's sustained urbanisation and limited availability of similar sub-150 sqft urban living options.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 2 Jalan Batu as an investment property?

Compact HDB flats at 2 Jalan Batu typically attract monthly rents between S$900 and S$1,100, depending on exact configuration and current market conditions. When calculated against purchase prices in the S$400,000–S$480,000 range typical for this development, gross rental yields generally fall between 10–13% per annum. This yield profile compares very favourably to many private condominium investments and reflects strong tenant demand from young professionals and expatriate residents attracted by Mountbatten's MRT accessibility and mature amenities. The relatively short vacancy periods typical for compact units in this location further enhance net yield outcomes.

How does the per-square-foot pricing at 2 Jalan Batu compare to recent transacted HDB flats in Mountbatten and surrounding estates?

Recent HDB transactions in the Mountbatten precinct have registered per-square-foot valuations in the range of S$3,500–S$4,800 for compact units, translating to absolute prices between S$350,000 and S$480,000 depending on lease remaining, floor level, and unit layout. 2 Jalan Batu units, benefiting from their immediate MRT adjacency and estate maturity, position within the mid-to-upper range of this band. Comparable blocks without equivalent MRT proximity typically transact at S$200–S$400 psf discounts. This pricing reflects the genuine value uplift conferred by six-minute walk access to Mountbatten Station, which accelerates commute times and broadens the tenant pool for investors.

What is the Additional Buyer's Stamp Duty (ABSD) impact for second-property investors purchasing at 2 Jalan Batu?

Singapore Citizens purchasing a second residential property at 2 Jalan Batu incur ABSD at the current rate of 20% on the purchase price. For a unit transacting at S$450,000, this equates to S$90,000 in additional stamp duty—a material cost that must be factored into investment return modelling. This 20% ABSD substantially increases the effective acquisition cost, raising the breakeven rental yield threshold and requiring investors to carefully verify that projected rental returns justify the higher entry point. First-time HDB buyers remain exempt from ABSD, positioning owner-occupiers at a significant advantage relative to second-property investors in terms of capital efficiency and return on equity.

How does the 99-year lease tenure at 2 Jalan Batu affect long-term resale value and mortgageability?

All HDB flats at 2 Jalan Batu carry a standard 99-year lease, granted from their original development in line with HDB tenure protocols. This lease duration presents minimal concern for investors with a 5–20 year holding horizon; remaining lease of 79–94 years at exit remains entirely acceptable to subsequent buyers and mortgagees. However, as lease remaining falls below approximately 60 years, resale values may experience modest compression as buyers and lenders apply cautionary discounts. Buyers acquiring today can confidently hold until their early-to-mid retirement years without facing material lease-related friction. For longer holding periods extending beyond 30 years, lease decay becomes a pricing consideration that requires forward planning and eventual lease renewal via HDB's enbloc renewal schemes.

How does proximity to Mountbatten MRT Station (CC7) influence capital appreciation and rental demand at 2 Jalan Batu?

The six-minute walk (520 metres) to Mountbatten MRT Station on the Circle Line and East-West Line provides exceptional transport connectivity that meaningfully supports both capital appreciation and rental demand. Properties within 500–600 metres of major MRT interchanges typically command 15–25% premiums relative to equivalent units 1–2 kilometres away. For 2 Jalan Batu, this MRT adjacency broadens the tenant pool to include young professionals across Singapore's entire commercial spine—CBD, Marina Bay, Changi, Jurong—whilst supporting sustained demand from downsizers and owner-occupiers for whom transport access is a primary decision factor. Capital appreciation, whilst moderate by Singapore standards, has historically been sustained by this MRT-proximate positioning, with annual gains averaging 2–4% across market cycles.

Which buyer profiles are best suited to 2 Jalan Batu, and which should consider alternatives?

2 Jalan Batu suits first-time HDB buyers seeking an affordable entry point with excellent transport access, young couples and downsizers prioritising efficiency over space, investors targeting compact rental units with strong tenant demand, and expat residents on Singapore postings requiring low-commitment rental accommodation. The property is less suitable for large families requiring multiple bedrooms, high-net-worth buyers seeking prestige assets or ultra-luxury finishes, and those who prioritise outdoor space or private facilities. Investors focused on capital appreciation over rental yield might prefer larger, newer developments in growth precincts, though 2 Jalan Batu's mature estate character and MRT advantage remain compelling for yield-focused portfolios. Owner-occupiers with sub-S$600,000 budgets and commute-centric priorities find exceptional value in this development.

What are the TDSR and mortgage financing headroom implications at typical 2 Jalan Batu price points?

At typical purchase prices of S$400,000–S$480,000 for units at 2 Jalan Batu, financing presents a straightforward proposition for most borrowers. HDB's concessional mortgage schemes extend to 25 years and cap interest rates at 2.6% per annum (fixing the rate for the full term), whilst first-time buyers benefit from reduced initial repayment amounts and longer amortisation windows. For a S$440,000 purchase at 2.6% over 25 years, monthly mortgage repayments amount to approximately S$1,840, leaving comfortable TDSR headroom for households with monthly income above S$4,600. Second-property investors and non-first-time buyers face marginally tighter TDSR calculations due to the application of 20% ABSD and, in some cases, less favourable mortgage terms. Nonetheless, even at S$480,000 with ABSD included, most investors with household incomes above S$7,000 monthly find financing headroom entirely manageable.

How does 2 Jalan Batu compare to nearby competing HDB developments in the Mountbatten and Katong area?

The Mountbatten precinct is home to several older HDB blocks including those on Joo Chiat Road, Jalan Kelabit, and Tanjong Rhu, many of which command comparable pricing but inferior MRT accessibility (typically 12–20 minute walks). Blocks without Mountbatten Station proximity typically trade at S$50,000–S$150,000 discounts to 2 Jalan Batu, reflecting the significant value uplift from MRT adjacency. Competing compact units in nearby marine Parade and Geylang precincts may offer slightly lower entry prices but sacrifice the Katong neighbourhood character and strong retail/dining scene. The wider Eastern Zone HDB supply includes newer blocks in Tampines and Hougang, which offer modern facilities and more spacious units but at comparable or higher per-sqm costs and with longer transport times to central employment zones. For investors and buyers prioritising transport efficiency and neighbourhood maturity, 2 Jalan Batu's combination of location, price, and yield remains distinctly competitive.

Are certain unit stacks, floor levels, or orientations at 2 Jalan Batu better positioned for value and appreciation?

Within HDB blocks like 2 Jalan Batu, pricing and appreciation potential correlate with floor level, unit stack position, and cardinal orientation. Mid-floor units (levels 4–10 in typical 13–14 storey blocks) typically command modest premiums over ground and upper floors due to perceived noise attenuation and burglary risk minimisation, though this variance is modest—often just 1–2% of purchase price. Units facing quiet estate courtyards outperform those fronting major roads (Jalan Batu itself), commanding 3–5% premiums due to reduced noise and air pollution exposure. Corner units with dual-aspect windows often show slightly stronger appreciation trajectories due to enhanced natural ventilation and perceived spaciousness. However, for compact 100 sqft units, these micro-location factors matter less than at larger floor plates; the MRT accessibility and mature estate setting drive the majority of value proposition and appreciation potential across all unit positions within this development.

What is the future residential supply outlook for the Mountbatten, Katong, and surrounding Eastern Zone, and how will it affect 2 Jalan Batu's medium-term demand?

The Mountbatten and Katong precincts face materially constrained new residential supply, as available public land has been largely consolidated into existing HDB estates and the precinct's strong heritage conservation status limits major redevelopment. Contrast this to emerging growth zones like Punggol, Sengkang, and Woodlands, which continue to receive new HDB supply. This supply scarcity in the East, combined with the Core Central Region's sustained demand and Mountbatten's MRT connectivity, underpins gentle but persistent capital appreciation and resilient rental demand. New HDB supply in growth precincts will not directly compete with 2 Jalan Batu; instead, it absorbs price-sensitive first-time buyers, leaving established precincts like Mountbatten to capture upgrade demand and investor interest. Over the next 5–10 years, expect modest but steady capital appreciation in the 2–3% range annually, with resilient rental demand from professionals preferring mature neighbourhoods and established amenities over raw new developments.

Hdb Flat At 2 Jalan Batu — From S$900