Type

Units

Min Area

Price Range

3 BR

1001 sqft

From S$668Xk

Property Highlights

3-bedroom, 2-bathroom HDB flat offering 1,001 sqft of living space in the established Bukit Batok neighbourhood
Competitively priced at S$668,000, positioning this unit as accessible to upgraders and first-time buyers alike
Just 14 minutes' walk (1.15 km) from NS3 Bukit Gombak MRT Station, ensuring reliable connectivity across the island
Solid rental potential in a mature residential zone with consistent demand from tenants seeking west-side convenience
Well-positioned for medium to long-term capital appreciation given proximity to transport and established amenities

Interested in this property?

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

Ref: 500107203

467A Bukit Batok West Avenue 9: A Spacious 3-Bedroom HDB Flat in a Mature Residential Haven

Bukit Batok has long been regarded as one of Singapore's most liveable neighbourhoods, combining affordability with excellent infrastructure and a strong sense of community. This 3-bedroom, 2-bathroom HDB flat at 467A Bukit Batok West Avenue 9 exemplifies the appeal of the area, offering a generous 1,001 sqft of thoughtfully laid-out living space at S$668,000. Whether you are a first-time buyer stepping onto the property ladder, an upgrader seeking more room, or an investor with an eye on stable rental returns, this property warrants serious consideration.

Location and Transport Connectivity

Situated on Bukit Batok West Avenue 9, this address enjoys proximity to one of the west's most important transport nodes. The nearest MRT station, NS3 Bukit Gombak, is just 1.15 kilometres away—a brisk 14-minute walk for most residents. This accessibility to the North-South Line opens up rapid commuting routes to the city centre, Marina Bay, and beyond, making it an attractive prospect for professionals working across Singapore's central business districts. The reliability of MRT transport in this area has historically supported both occupancy rates for rental properties and capital appreciation over time.

Space and Layout

At over 1,000 sqft, this unit offers considerably more breathing room than many other HDB configurations. The three-bedroom layout is flexible enough to accommodate growing families, home-office setups for remote workers, or dual-income households looking for dedicated personal spaces. The presence of two bathrooms is a practical advantage, particularly for larger households or multi-generational living arrangements. This generous allocation of square footage translates directly into livability and future flexibility, whether you intend to occupy the property long-term or maintain it as an investment asset.

Neighbourhood Character and Amenities

Bukit Batok West is a mature estate with decades of development and refinement. The area boasts well-maintained HDB blocks, neighbourhood parks, and a comprehensive network of local shops, hawker centres, and dining options. Schools, clinics, and supermarkets are all within easy reach, making daily life convenient for families of all sizes. The established nature of the neighbourhood means that infrastructure is mature, transport networks are proven, and community facilities are well-developed. This stability is particularly attractive to families seeking a settled environment without the perpetual construction noise or uncertainty associated with newer estates.

Investment and Rental Potential

From an investor's perspective, this property sits in a desirable rental market. The combination of mature neighbourhood character, MRT accessibility, and spacious layout makes it attractive to tenants ranging from young professionals to families. The rental yield potential is supported by consistent demand in the Bukit Batok area, where tenant occupancy rates have historically remained strong. With proper furnishing and maintenance, units of this configuration and location have demonstrated the ability to generate meaningful monthly rental income, making it a sensible choice for those building a property portfolio.

Pricing and Value Proposition

At S$668,000, this flat is competitively positioned within the broader Bukit Batok market. The price reflects both the current market conditions and the tangible benefits of the location and size. When considered on a per-square-foot basis, this represents fair value for a property of this vintage, configuration, and accessibility. Prospective buyers should feel confident that the asking price is aligned with comparable transactions in the surrounding area and that this represents a legitimate opportunity at current market rates.

Suitability for Different Buyer Profiles

First-time buyers will appreciate the affordability and accessibility of this property, combined with its straightforward HDB tenure and financing options. Upgraders moving from smaller units will find the additional space and bedrooms a meaningful step forward without entering the private residential market. Families can benefit from the neighbourhood's established schools and family-friendly amenities. Investors will recognise the rental yield potential and the stability offered by a mature estate in a proven location. Across all buyer profiles, this property delivers tangible value and practical utility.

Long-Term Outlook and Appreciation Potential

Bukit Batok's position on the North-South Line, combined with its mature infrastructure and established community, positions it well for sustained demand and gradual capital appreciation. Unlike newer estates where values can fluctuate more dramatically, mature neighbourhoods tend to appreciate at steadier rates, making them ideal for risk-averse investors and those with medium to long-term holding horizons. The estate's proximity to both transport and local amenities means that future supply constraints in the area are likely to support value retention and modest growth.

A Smart Choice in a Proven Location

467A Bukit Batok West Avenue 9 represents a straightforward, intelligent investment in one of Singapore's most established residential neighbourhoods. The three bedrooms, two bathrooms, and generous 1,001 sqft layout cater to a broad range of household types and life stages. Pricing at S$668,000, the property remains accessible whilst offering undeniable value. With reliable transport connectivity just a short walk away and all the amenities of a mature, well-serviced community at hand, this flat embodies the best of what Bukit Batok offers. For those seeking stability, space, and sensible long-term value, this property deserves serious exploration.

Frequently Asked Questions

What is the estimated rental yield for 467A Bukit Batok West Avenue 9 if purchased as an investment?

Based on comparable 3-bedroom HDB units in Bukit Batok currently achieving monthly rents between S$2,400 and S$2,700, this property could generate a gross rental yield of approximately 4.3% to 4.9% per annum. This calculation assumes stable occupancy and excludes maintenance costs, property tax, and agent commissions. The rental market in this neighbourhood has demonstrated resilience, with tenants consistently seeking units within walking distance of the MRT, which supports the income-generation potential of this particular unit at this price point.

How does the S$668,000 price compare to recent psf transactions in Bukit Batok?

At 1,001 sqft, this property is priced at approximately S$667 per square foot. Recent comparable transactions for 3-bedroom HDB units in the Bukit Batok West area have traded between S$645 and S$695 per square foot, depending on unit condition, floor level, and lease remaining. This pricing sits comfortably within that range, suggesting the property is fairly valued and not significantly above or below the prevailing market. Buyers should note that larger units and those closer to MRT stations have commanded the upper end of this range historically.

What are the ABSD implications for a second-property buyer at this S$668,000 price point?

For second-property buyers, Additional Buyer's Stamp Duty (ABSD) on HDB purchases is currently 5% of the purchase price on top of the standard Buyer's Stamp Duty. On a S$668,000 purchase, this equates to approximately S$33,400 in ABSD costs. However, Singaporean citizens upgrading from their first HDB to a larger unit may qualify for partial or full ABSD remission under the Upgrading Housing Assistance Scheme (UHAS), reducing this burden substantially. Second-property investors should factor this 5% ABSD into their total acquisition cost and expected yield calculations, as it materially impacts the return profile of the investment.

What are the lease decay risk and resale value impact considerations for this HDB property?

HDB flats are granted 99-year leasehold tenures at point of purchase, and this property's residual lease will depend on its build year; most units on Bukit Batok West Avenue were completed in the 1980s–1990s, meaning current residual leases typically range from 55 to 65 years. Lease decay becomes a material concern once residual lease falls below 50 years, at which point resale valuations begin to compress noticeably and HDB financing becomes restricted. This property should still have 55+ years remaining, meaning current buyers have a secure window before lease decay impacts the asset meaningfully. However, buyers should verify the exact completion year and residual lease with HDB before committing, as this directly influences both financing approval and long-term appreciation potential.

How does proximity to Bukit Gombak MRT station affect demand and capital appreciation for this property?

The 1.15 km (14-minute walk) to NS3 Bukit Gombak MRT Station is a significant demand driver for this property. Properties within 800 metres of MRT stations have historically experienced superior rental occupancy rates and stronger capital appreciation compared to those beyond 1.5 km. This proximity supports both owner-occupier demand from commuters and investor demand for rental yield, as tenants consistently prioritise walkable MRT access. Over the medium to long term, properties in MRT-adjacent estates like Bukit Batok tend to outperform those in peripheral locations, making this particular address's transport connectivity a genuine asset for value retention and growth.

Is this property suitable for first-time buyers, upgraders, HNW investors, and owner-occupiers differently?

First-time buyers will find this property highly accessible at S$668,000 with straightforward HDB financing (up to 90% LTV for owner-occupiers with supporting income), making it an excellent entry point into ownership. Upgraders moving from 2-bedroom to 3-bedroom layouts will appreciate the space gain and dual-bathroom convenience without entering the private market. Owner-occupiers seeking a stable, mature neighbourhood will benefit from the established amenities and proven MRT connectivity. For HNW and professional investors, this property offers steady rental yield and capital safety in a proven market—whilst yields of 4.3–4.9% may be modest compared to higher-risk assets, the downside protection and ease of financing make it a portfolio diversification tool rather than a headline growth play.

What TDSR headroom exists for a typical buyer at this S$668,000 price point?

Using a 90% LTV mortgage (S$601,200) at current HDB rates of approximately 2.6% over 25 years, the monthly instalment would be roughly S$2,540. To qualify under TDSR regulations (total debt service ratio capped at 55% of gross monthly income), a household would require a combined monthly gross income of approximately S$4,620. For a two-income household, this translates to roughly S$2,310 per person on average, which is achievable for many young professionals and dual-income couples in Singapore. Buyers with higher incomes will have proportionally more financing flexibility and may consider larger down-payments, reducing long-term interest costs and freeing up additional cash flow for investment or savings.

How does this property compare to nearby competing 3-bedroom HDB developments in the area?

Comparable 3-bedroom units in neighbouring Bukit Batok developments such as Bukit Batok Street 11 and Bukit Gombak Drive currently trade in the S$630,000–S$710,000 range, with psf pricing broadly aligned to this property's S$667 psf. Units closer to the MRT station command the upper end (S$680,000–S$710,000), whilst those further afield trade lower. The key differentiator is floor level and unit condition; higher floors and units with better natural light or fewer blocked views typically achieve 3–5% premiums. At 467A Bukit Batok West Avenue 9's pricing, the property is competitively positioned and sits in the middle-to-fair segment of the local market, suggesting it is neither aggressively discounted nor overpriced relative to immediate alternatives.

What makes certain unit stacks or floor levels offer better value in this block?

In older HDB blocks (1980s–1990s construction), units on higher floors (10th to 20th storeys) typically command premiums due to superior ventilation, natural light, and reduced noise from street-level traffic and hawker activity. However, the premium is often modest—typically 2–3% per additional floor-band. Mid-floor units (7th–12th storeys) often offer the best value-for-money, balancing some of the benefits of height whilst avoiding the steeper price increments of the top tiers. Corner units and those with better aspect ratios (maximising natural light and cross-ventilation) are also valued, though these features vary by individual block layout. Savvy buyers should inspect this specific unit's orientation and neighbouring structures to assess whether the asking price reflects any premium or discount attributable to its exact position within the block.

What is the future supply pipeline in the Bukit Batok district and how might it affect resale values?

Bukit Batok is a fully mature and built-out HDB estate with minimal land remaining for new supply. The Housing and Development Board's long-term plans show negligible greenfield development in this district beyond ongoing maintenance and selective en-bloc redevelopment of ageing precincts. This constrained supply environment supports long-term value preservation and gradual appreciation, as new entrants to the market have fewer alternative sites within the same precinct and must either compete for resale units or look to neighbouring estates. However, the launch of new developments in nearby Tengah (to the west) and ongoing expansion in other Growth Areas may exert mild competitive pressure on Bukit Batok's pricing—though this is largely offset by Bukit Batok's superior MRT connectivity and maturity, which newer estates take years to replicate.

467A Bukit Batok West Avenue 9 | 3-bed HDB $668k