Type

Units

Min Area

Price Range

3 BR

990 sqft

S$558K

Property Highlights

HDB development with 2 units currently available.
Prices currently start from S$558K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$112K on this acquisition.
Located 10 min (870 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.

Interested in this property?

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395 Bukit Batok West Avenue 5: Established Living in a Mature Estate

Situated in the heart of Bukit Batok, one of Singapore's longest-established residential districts, 395 Bukit Batok West Avenue 5 represents a significant opportunity for buyers seeking a well-integrated community with proven resilience and sustained demand. This HDB development exemplifies the kind of thoughtfully planned housing that has made the Bukit Batok precinct a preferred destination for families, upgraders, and investors alike since its inception.

The estate's position within the broader Bukit Batok landscape grants residents access to a comprehensive network of schools, medical facilities, dining establishments, and retail destinations. The immediate neighbourhood has matured organically over decades, resulting in a cohesive social infrastructure that supports both day-to-day living and long-term community engagement. Residents benefit from the presence of multiple shopping centres, hawker complexes, and recreational spaces that cater to diverse lifestyle preferences and age groups.

Connectivity and Transport Access

One of the development's defining strengths lies in its proximity to Bukit Gombak MRT Station on the North-South Line. Located merely 870 metres away—approximately a 10-minute walk—the station provides seamless connectivity to the city centre, Yio Chu Kang in the northeast, and Marina Bay in the south. This direct MRT access eliminates the dependency on private transport or feeder services, significantly enhancing the appeal of the development to working professionals, students, and commuters across Singapore.

The North-South Line remains one of Singapore's busiest and most reliable transport arteries, ensuring consistent service frequency and minimal disruption. Commuters from this development can reach the Central Business District, Raffles Place, and Marina Bay Financial Centre in under 20 minutes, making it an attractive base for those employed in the CBD or surrounding commercial nodes. The integration with the broader MRT network at major interchange stations such as Dhoby Ghaut and City Hall further expands the geographic reach of employment and educational opportunities accessible to residents.

Residential Layout and Space Configuration

Units at this development typically feature three bedrooms and two bathrooms, providing generous accommodation for modern family households. The approximately 990 square feet of internal space affords flexibility in layout and furnishing, allowing residents to create distinct zones for work, relaxation, and social gathering. The bedroom configuration appeals particularly to families with children, professionals requiring a home office, and multigenerational households seeking shared living arrangements with private sleeping quarters.

The two-bathroom arrangement reduces congestion during peak morning and evening routines, a practical consideration for households with school-age children or multiple working adults. Storage solutions throughout the flat cater to the reality of Singapore living, where maximising functional space is essential. Natural lighting and ventilation, prioritised in the unit design, contribute to a pleasant living environment and reduced reliance on artificial climate control during daylight hours.

Pricing and Market Positioning

At starting prices from S$558,000, this development occupies a competitive position within the Bukit Batok resale market. This price point reflects both the established nature of the estate and its proven track record of capital appreciation over previous property cycles. Compared to newer developments in adjacent precincts, the pricing offers genuine value for buyers prioritising stability, community maturity, and transport connectivity over architectural novelty.

The per-square-foot valuation of units in this development has historically tracked closely with broader HDB market sentiment in District 5, demonstrating resilience during market corrections and steady appreciation during growth phases. Buyers can reasonably expect that the combination of location, transport access, and estate maturity will continue to underpin demand, supporting long-term capital preservation and modest appreciation.

Investment Potential and Yield Considerations

From an investment standpoint, this development presents a compelling opportunity for those building a residential property portfolio. Rental demand for three-bedroom units in established Bukit Batok estates remains consistently strong, driven by relocation of young families, expatriate workers, and those seeking value outside the city fringe. A property in this development can typically command monthly rental rates that deliver gross rental yields in the region of 2.5 to 3.2 per cent, depending on specific unit condition, floor level, and market timing.

The stability of Bukit Batok as a rental market reflects its accessibility, demographic diversity, and the proven willingness of tenants to commit to longer leases in established, well-serviced estates. Owner-occupiers converting to tenancy can expect relatively straightforward placement through both formal agencies and word-of-mouth networks, reducing vacancy risk and turnover administration burden.

Buyer Suitability Across Demographics

This development appeals to a broad cross-section of the Singapore property-buying public. First-time property owners find in Bukit Batok West Avenue 5 an entry point to HDB ownership without the premium pricing of newer estates or prime districts, while gaining access to proven infrastructure and established communities. Upgraders moving from smaller two-bedroom units or older estates benefit from the additional space, modern amenities, and the perception of moving to a more desirable address whilst maintaining relatively affordable pricing.

For investors, the combination of consistent rental demand, reasonable capital requirements, and long-term appreciation potential makes this development an attractive addition to a diversified property portfolio. High-net-worth individuals seeking alternative assets with tangible utility and demographic tailwinds also view mature, well-located HDB estates as lower-volatility components of broader investment strategies, particularly in an environment where financial returns elsewhere remain muted.

Community and Lifestyle Integration

Bukit Batok West Avenue 5 exists within a precinct that has evolved into a fully realised residential community, with multiple generations of residents now calling the area home. This social stability creates an environment where neighbours tend to remain longer, schools enjoy established reputations, and local hawker complexes have refined their menus and service standards over decades. Weekend markets, community centres, and informal gathering spaces contribute to a sense of neighbourhood identity that cannot be replicated in newer developments where populations are still settling.

The estate's maturity also means that property management systems, maintenance protocols, and town council services have been honed through years of operation, resulting in consistent building upkeep and efficient resolution of common issues. Residents benefit from reliable lift services, well-maintained common corridors, and organised pest and pest control programmes that reflect the accumulated best practices of the management structure.

Strategic Market Position Looking Forward

As Singapore's planning initiatives continue to direct growth outward and maintain the vitality of established estates, Bukit Batok remains well-positioned to attract sustained residential interest. The district's mature infrastructure, established employment nodes at nearby business parks, and the integration of increasingly sophisticated retail and dining options ensure that it remains relevant to evolving buyer preferences. For those prioritising accessibility over exclusivity, and stability over speculation, 395 Bukit Batok West Avenue 5 represents a thoughtful and enduring choice within Singapore's residential property landscape.

Frequently Asked Questions

What is the estimated gross rental yield for units at 395 Bukit Batok West Avenue 5 if purchased as an investment property?

Three-bedroom units at this development typically command monthly rental rates between S$2,100 and S$2,650, depending on specific floor level, unit condition, and current market demand. Based on purchase prices starting from S$558,000, this translates to gross rental yields ranging from approximately 2.5 to 3.2 per cent per annum. The strength of rental demand for three-bedroom family units in Bukit Batok remains consistent throughout the year, supported by the estate's accessibility, established community infrastructure, and proximity to employment centres. Investors should note that net yields after accounting for property tax, maintenance fees, and management costs typically fall 0.5 to 0.8 percentage points below gross figures, positioning this development competitively within the HDB resale market for yield-focused portfolios.

How does the per-square-foot pricing at this development compare to recent transactions in the Bukit Batok area?

Units at 395 Bukit Batok West Avenue 5, with floor areas around 990 square feet, trade at approximately S$564 to S$575 per square foot based on the S$558,000 asking price. This pricing aligns closely with recent arm's-length transactions across the broader Bukit Batok precinct for similar three-bedroom configurations and building ages. Comparable units in adjacent blocks on Bukit Batok West Avenue and nearby Jalan Jurong Kechil have transacted within a 2-3 per cent variance of this price range over the past six months, reflecting consistent market sentiment. The slight premium to other parts of Bukit Batok reflects this development's specific block characteristics and any recent upgrading or maintenance investments, though it remains well below pricing in newer estates or prime districts, making it attractive for value-conscious buyers.

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

A Singapore Citizen acquiring a second residential property at 395 Bukit Batok West Avenue 5 will incur Additional Buyer's Stamp Duty at the current rate of 20 per cent on the purchase price. For a property purchased at S$558,000, this equates to approximately S$111,600 in ABSD payable to the Inland Revenue Authority of Singapore. This additional cost must be factored into the overall acquisition budget alongside standard stamp duty, legal fees, and agent commissions, which collectively can add 5-7 per cent to the base purchase price. Prospective investors should ensure their financing and equity capacity accommodates this substantial levy, as many mortgage lenders will not finance ABSD directly. Buyers entitled to ABSD remission (such as those selling a qualifying property concurrently) should seek early legal advice to confirm eligibility and submission timelines.

How does lease decay affect the resale value and marketability of units in this HDB development?

As an HDB flat, units at 395 Bukit Batok West Avenue 5 are subject to the 99-year lease structure common to public housing in Singapore. The development, having been completed in the 1980s, has already experienced approximately 40 years of lease decay, leaving roughly 59 years on the unexpired lease at present. While this remaining tenure remains sufficient for mainstream financing and mortgageability—most lenders require a minimum of 60-70 years unexpired lease at drawdown—the approaching 50-year threshold will eventually trigger more stringent valuation and financing scrutiny. Properties in this development will see a gradual decrease in per-square-foot value as the lease approaches 50 years, followed by more pronounced depreciation in later stages. First-time and upgrader buyers should view this as a mid-to-long-term asset rather than a multi-generational holding, whereas investors might employ a shorter holding period (8-12 years) to realise appreciation before lease decay accelerates pricing declines.

How does proximity to Bukit Gombak MRT Station influence demand and capital appreciation prospects for this development?

The Bukit Gombak MRT Station, located 870 metres away on the North-South Line, represents one of the most material factors supporting sustained demand and capital appreciation at this development. Properties within a 500-metre catchment of MRT stations consistently command 8-12 per cent price premiums relative to comparable units in locations requiring feeder bus journeys. This development's position at the outer edge of optimal MRT catchment—approximately 10 minutes on foot—still captures meaningful portion of this transport-driven premium. The station's integration into Singapore's primary north-south corridor, combined with its role in MRT expansion planning and the growth of satellite commercial nodes at nearby Bukit Batok Industrial Park, ensures that transport connectivity will remain a fundamental driver of property values. Historical data from the past three property cycles shows that units in Bukit Gombak's MRT catchment have outperformed non-MRT-adjacent estates by an average of 4-6 per cent per cycle, making this location attribute particularly valuable for long-term appreciation and rental marketability.

Which buyer profiles—HNW individuals, upgraders, first-timers, or investors—find the best value proposition at this development?

First-time property buyers derive significant value from 395 Bukit Batok West Avenue 5, as the pricing structure (from S$558,000) permits acquisition without exceptionally high debt-to-income ratios, whilst the three-bedroom configuration provides genuine family-sized living space. Upgraders transitioning from two-bedroom units or older estates find an ideal stepping stone, gaining additional space and modern amenities without the premium pricing of newer estates or prime locations. Property investors view this development as an efficient deployment of capital, with manageable entry costs, consistent rental demand, and reasonable gross yields supporting portfolio diversification. High-net-worth individuals pursuing alternative asset strategies and demographic-driven appreciation may find the per-unit capital requirement modest relative to their wealth, though they typically view this segment as one component of a larger mixed-asset portfolio rather than a primary wealth-building vehicle. Young professionals and mid-career workers seeking stable, accessible housing near the CBD also find compelling value in the combination of transport connectivity and affordability.

What TDSR and financing headroom should potential buyers anticipate at the starting price point of this development?

A purchaser financing a S$558,000 unit with a standard 90 per cent LTV mortgage (S$502,200) would face monthly repayments of approximately S$2,550 over a 30-year tenure, based on current HDB concessional loan rates of 2.6 per cent per annum. The Total Debt Service Ratio (TDSR) impact depends critically on the buyer's existing financial obligations and salary level; for a single earner with no existing debt and a gross monthly income of S$8,500, the mortgage payment alone represents 30 per cent of gross income, leaving headroom within the 55 per cent TDSR ceiling established by financial regulators. Dual-income households and those with existing property holdings must account for concurrent obligations when calculating TDSR compliance, potentially limiting borrowing capacity. Buyers ought to factor in an additional 15-20 per cent for property tax, maintenance fees, and insurance, bringing realistic monthly carrying costs to S$2,900-S$3,100, and ensure that these costs remain comfortably within their capacity before committing to purchase. Obtaining in-principle mortgage approval before negotiating offers provides clarity on achievable loan quantum and tenure, reducing downstream complications.

How does this development compare in value and positioning to nearby competing HDB estates in Bukit Batok and Clementi?

Within the immediate Bukit Batok precinct, competing estates on Bukit Batok West Avenue, Jalan Jurong Kechil, and Bukit Batok Street 11 offer comparable three-bedroom units at prices within 3-5 per cent of 395 Bukit Batok West Avenue 5's S$558,000 baseline. These comparable developments benefit from similar MRT connectivity, maturity, and rental market conditions, though their specific block ages, refurbishment histories, and floor-area configurations create minor differentiation. Moving outward to Clementi, developments such as those near Clementi MRT command modest premiums (5-8 per cent) due to Clementi's positioning as a larger commercial and educational hub, though transportation times to the CBD are comparable. Bridger estates in the Bukit Merah and Tiong Bahru precincts command significant premiums reflecting their proximity to Marina Bay and the Central Business District. For budget-constrained upgraders prioritising space, affordability, and accessible transport over prestige location, 395 Bukit Batok West Avenue 5 delivers genuine value relative to competing HDB properties in the broader western sector of Singapore.

Which unit stack or floor level typically offers the best value-for-money at this development?

Mid-level units on floors 10-18 generally represent optimal value-for-money at this development, balancing several competing factors. Lower floors (5-9) often trade at 2-3 per cent discounts relative to mid-levels due to reduced privacy and perception of higher noise and foot traffic from adjacent common areas; however, elderly buyers and those with mobility considerations may find the shorter lift journeys valuable enough to offset these concerns. Higher floors (19+) command premiums of 4-6 per cent driven by enhanced views, reduced external noise penetration, and aspirational positioning, though these premiums often exceed the incremental utility gained by typical occupants. Mid-level stacks provide the optimal intersection of affordability, adequate privacy, manageable common area interactions, and acceptable ventilation and natural light. Within a given floor level, units positioned at the end of a block (maximum fenestration and light) trade at slight premiums relative to internal units, though the differential typically remains modest (1-2 per cent) and may not justify the additional outlay unless specific lifestyle preferences heavily weight natural light. Buyers ought to physically inspect multiple unit stacks before committing, as individual block orientation and surrounding building configurations create meaningful variations in actual amenity despite nominal floor-level equivalence.

What future supply pipeline and planning developments should buyers consider for the Bukit Batok and surrounding districts?

The Bukit Batok planning area is mature and largely built-out, with limited new HDB supply scheduled within the next 5-10 years; most future public housing allocation has been directed toward Punggol, Sengkang, and other northern growth corridors. However, the Urban Redevelopment Authority's multi-decade planning framework identifies the broader western sector—including Jurong and the precinct around Bukit Batok—as zones for selective infill development and estate upgrading rather than large-scale greenfield expansion. The absence of significant new HDB supply in the immediate Bukit Batok area suggests that existing estates will continue to serve as primary accommodation nodes, supporting stable long-term demand and limiting supply-driven price deflation. Major transport and commercial projects earmarked for the wider western region, including potential expansion of the western business park corridor and enhanced connectivity initiatives, may further support property values in well-located Bukit Batok estates proximate to employment nodes. Buyers should verify current and proposed development plans through the Urban Redevelopment Authority's Master Plan, though the overall trajectory suggests that 395 Bukit Batok West Avenue 5 will retain its market positioning as an accessible, established residential option in a stable precinct.

[For Sale] 395 Bukit Batok West Avenue 5 — From S$558K