Type

Units

Min Area

Price Range

3 BR

1615 sqft

S$950K

Property Highlights

HDB development with 1 unit currently available.
Prices currently start from S$950K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$190K on this acquisition.
Located 13 min (1.07 km) from NS2 Bukit Batok 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?

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

140 Bukit Batok Street 11: Central West Region HDB Living

140 Bukit Batok Street 11 represents an established residential offering in one of Singapore's most accessible neighbourhoods. Located in Bukit Batok, the development provides straightforward connectivity to major transport nodes and everyday facilities that define suburban living in the western corridor. The project has become a fixture in the area, serving families and investors seeking reliable accommodation with strong proximity to essential services.

The development sits approximately 1.07 kilometres from NS2 Bukit Bakat MRT Station, placing it within a 13-minute walk of the railway network. This positioning ensures efficient commuting to the city centre, business parks in the West Region, and outlying employment zones across the island. Residents benefit from multiple transport options without the premium pricing attached to homes immediately adjacent to MRT stations, a factor that has sustained investor interest over successive property cycles.

Unit Composition and Living Space

The project offers three-bedroom and two-bathroom configurations spread across approximately 1,615 square feet, a layout that has proven enduring appeal among upgrading families and multi-generational households. The floor plate balances living area with practical bedroom distribution, supporting both work-from-home arrangements and traditional family routines. Units in this catchment typically feature HDB-standard finishes with scope for personalisation to match individual preferences.

Neighbourhood Character and Amenities

Bukit Batok has matured into a self-contained community with comprehensive amenities within walking or short bus distances. The area hosts multiple hawker centres serving breakfast, lunch, and dinner crowds, complemented by neighbourhood shops and wet markets that remain central to local social rhythms. Bukit Batok Shopping Centre and the surrounding retail strips provide everyday goods and services without requiring trips to distant malls.

Educational facilities in the precinct span primary and secondary schools, positioning the development as family-friendly for parents prioritising school accessibility. Primary healthcare is accessible through polyclinics and private clinics scattered throughout the neighbourhood, whilst sports and recreational infrastructure—including swimming complexes and community clubs—supports active lifestyles. Green spaces and parks offer respite from the urban environment, particularly important for families with young children.

Investment Context and Market Position

The HDB resale market in Bukit Batok has demonstrated resilience across multiple economic cycles, underpinned by consistent demand from upgraders, first-time buyers, and rental investors seeking yield-generating assets. Pricing within this development has historically remained accessible relative to mature estates closer to the city centre, whilst maintaining capital appreciation potential linked to broader property market movements. The three-bedroom format remains the workhorse of HDB resale transactions, offering familiar comparable data and straightforward rental demand.

Investors evaluating units at 140 Bukit Batok Street 11 should consider the rental yield potential against the backdrop of Bukit Batok's established rental market. The neighbourhood attracts tenants from diverse backgrounds—expatriates seeking affordable suburban living, working adults preferring quieter areas, and families attracted by schools and space. Typical rental yields in the area tend to range between 2.5% and 3.5% gross return depending on unit configuration and prevailing market conditions, with variations based on floor level, unit orientation, and proximity to common facilities.

Capital Growth and Resale Demand

HDB flats in established estates like Bukit Batok derive capital appreciation primarily from land scarcity, population demand, and infrastructure improvements rather than development-driven upside. The MRT proximity remains a foundational strength, as stations anchoring suburban neighbourhoods have historically supported steady resale transactions and rental demand. Unlike newer Build-To-Order estates on greenfield land, this development does not face bulk supply introductions that might compress pricing; instead, supply is governed by natural attrition and owner decisions to downsize or relocate.

Lease remaining has become an increasingly important factor in HDB valuation. Purchasers at 140 Bukit Batok Street 11 should verify the exact lease tenure and understand how lease decay might impact future resale value. Typically, HDB flats begin experiencing valuation softness once lease unexpired falls below 80 years, a threshold that influences both owner-occupier buyers and institutional investors. Prospective purchasers are strongly advised to obtain a legal report detailing lease duration and any potential government buyback or lease renewal frameworks applicable to the project.

Financing and Buyer Considerations

Purchasers evaluating units at this development should factor in the Additional Buyer's Stamp Duty (ABSD) at 20% if acquiring a second residential property as a Singapore Citizen, a substantial cost that materially affects cash outlay and financing structure. First-time buyers remain exempt from ABSD, positioning this development as accessible for owner-occupiers entering the property market. Total Debt Servicing Ratio (TDSR) constraints limit borrowing capacity to roughly 60% of gross monthly income, a gating factor that determines realistic price points for individual buyer profiles.

Bank valuations for HDB resale properties typically align closely with market price, avoiding scenarios where financing gaps force renegotiation. Mortgage terms extending to 25 or 30 years remain standard, providing flexibility in debt servicing and cash flow management. Buyers should engage financial advisors to model different mortgage scenarios and validate affordability across interest rate cycles, particularly relevant in an environment where central banking policy remains responsive to inflation data.

Competitive Positioning Within Bukit Batok

The Bukit Batok precinct encompasses several neighbouring HDB estates and the newer private residential launches within the wider planning district. Direct competitors for resale transactions include units at Bukit Batok Green, Pine Grove, and other mature enclaves that offer similar three-bedroom specifications and comparable MRT accessibility. Price per square foot (psf) across these estates typically clusters within a narrow band, reflecting standardised construction costs, similar floor areas, and overlapping tenant and buyer pools. Recent transactions in adjacent blocks have established market benchmarks that valuers and agents reference when assessing 140 Bukit Batok Street 11 units—paying close attention to floor level, unit stack, and remaining lease provides the clearest picture of fair value relative to recent comparable sales.

Floor Level and Unit Stack Strategy

Within HDB developments, lower floors often command discounts of 2% to 5% relative to mid-range levels, reflecting preferences for higher vantage points and reduced noise from common areas below. Mid-range stacks (floors 4 through 10) typically achieve optimal pricing without the premium attached to higher levels, and offer practical sun exposure and ventilation. Higher floors attract price premiums of 3% to 8% in estates where this development sits, though such premiums occasionally compress in mature blocks where views have been obscured by neighbouring developments or vegetation. End units and corner stacks occasionally trade at slight premiums due to superior light and ventilation, though such premiums are development-specific and context-dependent.

District Supply Pipeline and Future Development

Bukit Batok has largely exhausted its greenfield HDB development capacity, with Planning Area forecasts indicating limited fresh supply introductions over the next five to ten years. This structural constancy benefits existing estates by reducing competitive new supply, a favourable environment for resale values when broader property demand remains steady. Conversely, any new Build-To-Order launches in adjacent Planning Areas (such as Choa Chu Kang or Clementi) could marginalise certain price segments of the Bukit Batok market if they offer superior specification or newer finishes at comparable pricing. Monitoring government housing policy and URA guidelans provides insight into whether development density or infrastructure investment might reshape neighbourhood character and appeal.

140 Bukit Batok Street 11 remains a practical and established choice for owner-occupiers prioritising accessibility, community maturity, and straightforward financing. Investors seeking yield-generating assets with stable tenant demand and resale liquidity will find familiar market mechanics and transparent comparable pricing. Prospective buyers should engage qualified legal and financial advisors to validate lease tenure, ABSD implications, and financing capacity before committing to purchase.

Frequently Asked Questions

What estimated rental yield can investors expect from purchasing a unit at 140 Bukit Batok Street 11?

Rental yields at 140 Bukit Batok Street 11 typically range between 2.5% and 3.5% gross return, depending on unit configuration, floor level, and prevailing market rental rates for three-bedroom HDB flats in the Bukit Batok area. The neighbourhood attracts a diverse tenant pool including expatriates seeking suburban living, working professionals, and families drawn to the area's schools and accessible amenities, supporting consistent rental demand across the cycle. Investors should validate actual yields by surveying recent comparable rental transactions in the same block and neighbouring stacks, as individual unit characteristics—such as unit orientation, view obstruction, and proximity to lift lobbies—can influence achievable rent by 5% to 10% either direction of the market midpoint.

How does the price per square foot at 140 Bukit Batok Street 11 compare to recent transactions in adjacent Bukit Batok estates?

Price per square foot across the wider Bukit Batok resale market typically clusters within a narrow band reflecting standardised HDB construction costs, comparable floor areas, and overlapping buyer and tenant pools. Recent sales in neighbouring estates such as Bukit Batok Green and Pine Grove have established benchmark psf ranges that valuers reference when assessing units at 140 Bukit Batok Street 11, with variations reflecting lease remaining, floor level, and unit stack positioning. Direct comparison of recent comparable transactions—paying particular attention to lease unexpired, unit orientation, and time-on-market—provides the clearest assessment of whether specific units at the development are fairly priced relative to the local market consensus.

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

Singapore Citizens acquiring a second residential property incur Additional Buyer's Stamp Duty at 20%, a substantial cost that materially affects cash outlay and financing structure. On a purchase price of S$950,000, ABSD would total S$190,000, increasing total transaction costs significantly beyond standard Buyer's Stamp Duty and legal fees. First-time owner-occupiers remain exempt from ABSD, positioning 140 Bukit Batok Street 11 as accessible for upgraders stepping into the resale market for the first time; however, investors or existing property owners must account for ABSD in their return-on-investment calculations and cash flow modelling.

What lease decay risk exists for units at 140 Bukit Batok Street 11, and how does remaining lease affect resale value?

HDB flats typically experience valuation softness once lease unexpired falls below 80 years, a threshold at which buyers and lenders become increasingly cautious regarding future resale prospects and financing availability. Prospective purchasers must verify the exact lease tenure through a legal report, as lease remaining is a foundational factor in valuation and will materially influence capital appreciation potential and future buyer appeal. The HDB government buyback or lease renewal frameworks may apply to units at this development; legal advisors can clarify eligibility criteria and timeline, allowing informed decisions regarding long-term ownership intentions and estate planning implications.

How does proximity to NS2 Bukit Batok MRT Station (1.07 km away) influence demand and capital appreciation for units at this development?

MRT accessibility remains a primary capital value driver for HDB resale flats, with stations anchoring suburban neighbourhoods historically supporting steady transaction volumes and rental demand. The 13-minute walk to NS2 Bukit Batok places the development within an optimal range—close enough for regular commuters to view the station as primary transport, yet far enough to avoid premium pricing attached to immediately adjacent properties. Infrastructure stability and commuter convenience embedded in this positioning have sustained market demand across multiple property cycles, though capital appreciation is primarily driven by land scarcity and population demand rather than rapid development-driven upside.

Which buyer profiles—first-timers, upgraders, high-net-worth buyers, or investors—is 140 Bukit Batok Street 11 most suitable for?

140 Bukit Batok Street 11 is particularly well-suited to upgrading families stepping from smaller flats into three-bedroom configurations, and to first-time buyers exempt from ABSD seeking established neighbourhoods with proven rental demand and transparent market pricing. The mature estate character and accessible pricing position it attractively for investors pursuing yield-generating assets with stable tenant demand and straightforward resale mechanics; property investors benefit from the neighbourhood's diverse rental tenant base and consistent market transactions that provide clear valuation benchmarks. High-net-worth buyers typically gravitate toward private residential stock or newer Build-To-Order HDB estates with premium finishes, whilst owner-occupiers prioritising school catchment and community maturity find established Bukit Batok estates highly appealing.

What are the TDSR and financing headroom implications for typical buyer profiles at this development's price points?

Total Debt Servicing Ratio (TDSR) constraints limit borrowing capacity to roughly 60% of gross monthly income, a gating factor determining realistic purchase price points for individual buyer profiles. A property priced at S$950,000 with a 10% down payment (S$95,000) requires mortgage of S$855,000, which at prevailing interest rates translates to monthly servicing of approximately S$3,800 to S$4,200 depending on mortgage tenor and rate environment. Buyers require gross monthly income of approximately S$6,300 to S$7,000 to comfortably service this debt within TDSR parameters whilst maintaining headroom for other obligations; prospective purchasers should engage financial advisors to model different mortgage scenarios across interest rate cycles.

How do competing developments in Bukit Batok (such as Bukit Batok Green and Pine Grove) compare to 140 Bukit Batok Street 11 in terms of pricing and market positioning?

Neighbouring HDB estates in Bukit Batok offer similar three-bedroom specifications and comparable MRT accessibility, resulting in price clustering within a narrow band reflecting standardised construction costs and overlapping buyer pools. Bukit Batok Green and Pine Grove typically trade at similar price per square foot ranges to 140 Bukit Batok Street 11, with variation reflecting lease remaining, floor level, and unit stack positioning rather than any fundamental development distinction. Comparative shopping across these adjacent estates reveals which unit stacks and floor levels command market premiums or discounts, providing clarity on whether specific units at 140 Bukit Batok Street 11 offer genuine value relative to immediate competitors.

Which unit stacks and floor levels at 140 Bukit Batok Street 11 offer the best value relative to unit cost?

Mid-range floor stacks (typically floors 4 through 10) achieve optimal pricing without the discounts applied to lower levels or the premiums commanding higher floors, offering excellent value balance between price and amenity. Lower floors often command 2% to 5% discounts reflecting buyer preferences for higher vantage points and reduced common area noise, presenting genuine value opportunities for cost-conscious buyers unconcerned with elevation. Higher floors attract price premiums of 3% to 8%, though such premiums occasionally compress in mature blocks where views have been obscured by neighbouring development or vegetation growth. End units and corner stacks occasionally trade at slight premiums due to superior light and ventilation, though such premiums are case-specific and should be validated against actual recent comparable transactions rather than accepted as universal.

What is the future development pipeline for Bukit Batok, and how might it affect resale values at 140 Bukit Batok Street 11?

Bukit Batok has largely exhausted its greenfield HDB development capacity, with government forecasts indicating limited fresh supply introductions over the next five to ten years—a structural advantage benefiting existing estates by reducing competitive new inventory pressure. This constancy creates a favourable environment for resale values when broader property demand remains steady, as limited new supply encourages buyers to compete within existing stock. Conversely, any new Build-To-Order launches in adjacent Planning Areas (such as Choa Chu Kang or Clementi) offering superior specification or newer finishes at comparable pricing could marginalise certain price segments of the Bukit Batok market; monitoring government housing policy and URA guidelines provides insight into whether development density or infrastructure investment might reshape neighbourhood appeal and capital value trajectories.

Hdb Flat At 140 Bukit Batok Street 11 — From S$950K