Type

Units

Min Area

Price Range

3 BR

990 sqft

S$558K – S$600K

Property Highlights

HDB development with 3 units currently available.
Prices currently range from S$558K to S$600K.
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.

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.

395 Bukit Batok West Avenue 5 – A Mature HDB Development in Bukit Batok

Located at 395 Bukit Batok West Avenue 5, this established HDB development stands as a well-regarded residential option in one of Singapore's most established public housing estates. The development benefits from its position within the mature Bukit Batok precinct, an area that has undergone significant evolution over the past two decades and continues to offer compelling value for both owner-occupiers and investors. The neighbourhood has attracted families, young professionals, and upgraders seeking a balanced lifestyle that combines affordability with accessibility to essential amenities and transport networks.

The location's proximity to NS3 Bukit Gombak MRT Station, situated approximately 870 metres away and accessible within a 10-minute walk or short bus ride, represents one of the key advantages of this development. This connection to the North-South Line provides direct connectivity to the city centre, making it practical for those who commute regularly to the Central Business District or other major employment hubs. The MRT accessibility has historically supported both rental appeal and capital appreciation in the surrounding area, as owner-occupiers value the time savings on daily commutes whilst investors recognise the enhanced tenant demand from professionals seeking convenient transport options.

Unit Mix and Space Configuration

The development comprises a variety of unit types, with configurations ranging across different bedroom counts and floor areas. Units within the development typically range from more compact options through to larger three-bedroom configurations, offering flexibility for diverse household compositions and needs. The built-up areas span approximately 990 square feet across the portfolio, providing spacious layouts that allow for comfortable living and functional room arrangements. This diversity in unit types means that the development appeals to a broad spectrum of buyers, from first-time purchasers seeking entry into the property market through to established families requiring additional bedroom and bathroom facilities.

Each unit has been designed with consideration for practicality and livability, incorporating multiple bathrooms in larger configurations and layouts that facilitate natural light and ventilation. The floor plans reflect contemporary thinking about residential functionality, balancing privacy with open-plan possibilities that suit modern household preferences. Prospective purchasers will find that the variety of options allows for selection based on personal spatial requirements, lifestyle needs, and investment parameters.

Pricing and Market Position

The development is positioned competitively within the Bukit Batok HDB segment, with units listed from approximately S$600,000 depending on configuration, floor level, and condition. Pricing reflects the maturity of the development and its stable positioning within the wider HDB resale market. The price points are broadly consistent with comparable developments in the immediate vicinity, though variations occur based on unit specifications and market timing. This pricing structure makes the development accessible to upgraders moving from smaller properties as well as investors seeking entry into the HDB resale market at realistic capital requirements.

Recent transaction activity in the Bukit Batok area has demonstrated sustained interest in well-located HDB units, particularly those with convenient MRT access. The price per square foot for comparable units in this neighbourhood has remained relatively stable, providing buyers with transparency regarding market valuation and enabling informed comparison with alternative properties in the same general area.

Transport Connectivity and Neighbourhood Amenities

Beyond the primary MRT connection, the development benefits from an established bus network that serves the Bukit Batok area comprehensively. Multiple bus services operate from nearby stops, providing connections to shopping centres, employment areas, and educational institutions throughout the western part of the island. This multi-modal transport framework reduces reliance on private vehicles and enhances accessibility for residents of all ages and mobility levels.

The neighbourhood is well-served by essential amenities including hawker centres, supermarkets, medical clinics, and banking services. Several primary and secondary schools operate in the vicinity, making the development particularly attractive to families with school-age children. The maturity of the estate also means that community facilities such as community centres, sports complexes, and parks are well-established and accessible, supporting an active lifestyle and strong community engagement amongst residents.

Investment Considerations and Rental Potential

For investors considering this development as part of a portfolio strategy, the combination of affordable entry pricing and established transport connectivity creates a compelling investment thesis. HDB developments in well-established estates with MRT access have historically demonstrated consistent rental demand, driven by young professionals, expatriates, and families seeking affordable accommodation in proximity to employment and educational facilities. The Bukit Batok location specifically has maintained tenant interest due to the estate's reputation for stability and accessibility.

Rental yields in the HDB resale segment, particularly for units in locations with strong transport connectivity, have averaged between 2.5 and 4 percent annually, depending on unit type, condition, and local market cycles. Owner-occupiers who subsequently decide to rent out their units often find that the MRT proximity facilitates tenant acquisition and supports sustainable rental income throughout economic cycles.

Financing and Buyer Eligibility

Prospective purchasers of HDB properties must satisfy Housing and Development Board eligibility criteria, which include citizenship requirements, household income caps, and ownership restrictions. First-time buyers benefit from various HDB schemes and grant options that can reduce the effective purchase price, whilst upgraders typically proceed through the open market without grant restrictions. The financing framework for HDB purchases remains straightforward, with mortgage products widely available from institutional lenders at competitive rates reflecting the established nature of the security.

For buyers considering this as a second property purchase, it is important to note that Additional Buyer's Stamp Duty (ABSD) applies at a rate of 20% on the purchase price for Singapore Citizens acquiring a second residential property, significantly increasing the total cost of acquisition. This consideration materially affects the investment return profile and total capital requirements for portfolio investors, and should be incorporated into decision-making processes for those holding existing residential properties.

Lease Tenure and Long-Term Value Considerations

As an HDB property, units at this development are held on a lease basis, with tenure implications that merit careful consideration for long-term investment planning. The development represents a mature estate where lease decay becomes an increasingly relevant factor for units approaching the lower end of their lease tenure. Whilst HDB leasehold properties have historically maintained value relatively well in the resale market, the impact of lease length on capital appreciation must be factored into medium and long-term projections, particularly for investors with 10 to 15-year holding horizons.

Prospective purchasers should verify the exact lease tenure of specific units, as this significantly influences both financing availability and future resale liquidity. Financial institutions typically impose lending restrictions on properties with shorter lease durations, which can constrain the buyer pool and affect marketability during eventual resale.

Suitability for Different Buyer Profiles

First-time buyers will find this development appealing due to the accessible entry pricing and straightforward HDB ownership framework, combined with strong transport connectivity that suits young professionals establishing themselves in the property market. The development's maturity means that infrastructure, schools, and community facilities are fully established, providing a settled residential environment rather than a developing precinct.

Upgraders moving from smaller HDB units or private apartments will appreciate the spacious unit configurations and neighbourhood stability, along with the potential for rental income if they subsequently decide to relocate whilst retaining the property as an investment. Investors seeking to diversify into HDB resale properties will recognise the stable rental demand created by proximity to the MRT station and the mature estate infrastructure.

High-net-worth individuals are less likely to target this development as a primary residence, though some may consider it as part of a broader portfolio strategy for yield generation or as a heritage property for family members seeking affordable accommodation in a well-connected location.

Market Outlook and Future Considerations

The Bukit Batok estate is expected to remain a stable, mature residential neighbourhood without the rapid development pressures seen in newer districts. This stability provides predictability for investors and owner-occupiers, though it also means that capital appreciation may track general HDB market trends rather than outpacing broader economic expansion. The area is unlikely to experience significant new supply in the near term, which supports the retention of value for existing units and suggests sustained tenant demand for rental properties.

Government planning initiatives for the western corridor, including potential transport upgrades and estate revitalisation programmes, could provide incremental benefits to the area over the medium to long term. These macroeconomic factors, combined with Singapore's ongoing urbanisation and population dynamics, suggest that well-located HDB units in this neighbourhood will retain relevance and utility for future buyer cohorts.

Frequently Asked Questions

What is the estimated rental yield for units in 395 Bukit Batok West Avenue 5 purchased as an investment?

HDB units in mature estates with strong MRT connectivity, such as this development in proximity to Bukit Gombak MRT Station, typically generate annual rental yields between 2.5 and 4 percent, depending on unit configuration, condition, and prevailing market cycles. A three-bedroom unit priced around S$600,000 would command monthly rental income in the range of S$1,250 to S$2,000, translating to gross annual yields of 2.5 to 4 percent before accounting for property tax, maintenance costs, and tenant acquisition expenses. The establishment of the estate and the accessibility of the MRT station support consistent tenant demand, particularly from young professionals and families seeking affordable rental accommodation with convenient transport access, which provides stability and predictability for investment returns across market cycles.

How does the price per square foot at 395 Bukit Batok West Avenue 5 compare to recent HDB transactions in the surrounding area?

Units in this development are positioned competitively within the Bukit Batok HDB market, with pricing reflective of the estate's maturity and the stable valuations observed in recent comparable transactions. For a development with this proximity to an MRT station and the amenity infrastructure established in the neighbourhood, price per square foot typically ranges between S$600 and S$750 depending on floor level, unit condition, and specific location within the development. Recent market activity in the Bukit Batok area has shown that well-located HDB units with convenient transport connectivity command pricing at the higher end of this range, whilst those with longer walk distances to transport or less favourable floor positions trade at the lower end. This pricing structure reflects genuine market demand and provides buyers with confidence that they are acquiring properties at valuations consistent with comparable alternatives in the immediate vicinity.

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

Singapore Citizens acquiring a second residential property are subject to Additional Buyer's Stamp Duty at a rate of 20% of the purchase price, which applies to all HDB and private residential properties. For a unit priced at S$600,000, the ABSD liability would be S$120,000, bringing the total acquisition cost to S$720,000 before accounting for legal fees and other transaction costs. This 20% ABSD rate materially affects the return-on-investment calculation for property portfolio investors and must be incorporated into the total capital requirement and financing headroom planning. The ABSD significantly increases the effective purchase price and extends the holding period required to achieve breakeven on investment returns, making it a critical consideration for investors evaluating whether to proceed with a purchase as a second property.

What lease decay risks exist for units in this mature HDB development, and how might this affect future resale value?

As a mature HDB estate established several decades ago, units at 395 Bukit Batok West Avenue 5 may present varying lease tenures depending on the specific block and unit, with some properties potentially approaching the 80 to 90-year mark. HDB leasehold properties experience lease decay in the sense that financial institutions impose progressively stricter lending restrictions as remaining lease duration declines, which constrains the buyer pool and can negatively impact marketability during future sales. Prospective purchasers should verify the precise lease tenure of specific units they are considering, as units with leases below 80 years face increasing difficulty in obtaining mortgage financing, which substantially reduces the addressable market and may necessitate price adjustments to attract cash buyers or those with alternative financing sources. The impact of lease decay on capital appreciation becomes material typically 15 to 20 years into a holding period, making this a particularly important consideration for investors with longer investment horizons or for owner-occupiers who plan to retain the property into retirement.

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

MRT proximity is one of the most significant drivers of demand and capital appreciation in the HDB resale market, and the 10-minute walk to Bukit Gombak Station (NS3) provides this development with a substantial competitive advantage over HDB units requiring 20 to 30 minutes to access rail transport. Properties within a 10-minute walk radius of MRT stations historically command 5 to 15 percent price premiums relative to comparable units further removed from transport, reflecting the genuine utility and time savings that MRT connectivity provides to working professionals and students. The North-South Line's status as a primary transport corridor serving the city centre means that tenant demand for rental units remains consistent throughout economic cycles, providing stability for investor returns and supporting capital appreciation as the broader HDB market experiences upward pressure. Over a 10 to 15-year investment horizon, the MRT accessibility is likely to provide resilience against downside capital risks and may generate incremental appreciation opportunities if transport planning initiatives result in improved service frequencies or upgraded station facilities.

Is 395 Bukit Batok West Avenue 5 suitable for first-time buyers, upgraders, investors, and HNW individuals?

First-time buyers will find this development highly suitable due to the accessible entry pricing around S$600,000, straightforward HDB financing options, and the availability of various first-time buyer grants and schemes that reduce the effective purchase price. Upgraders moving from smaller units or private properties will appreciate the spacious configurations, mature neighbourhood infrastructure, and the potential to generate rental income by retaining the property as a long-term investment if they subsequently relocate. Property investors seeking to build HDB portfolios will value the combination of affordable capital entry, established MRT connectivity supporting consistent tenant demand, and the stable valuation environment in a mature estate that is unlikely to experience disruptive new supply. High-net-worth individuals are less likely to target this development as a primary residence due to affordability constraints of the HDB segment and the development's positioning in a mature, established neighbourhood rather than a premium location, though some HNW individuals may acquire units within a diversified property portfolio for yield generation or to provide affordable accommodation for family members.

What TDSR and financing headroom should prospective buyers expect at typical price points for this development?

For a unit priced around S$600,000 with a 80 percent loan-to-value mortgage (S$480,000 financed at prevailing HDB mortgage rates of approximately 2.5 to 3 percent), monthly mortgage repayments would typically range from S$2,100 to S$2,400 over a 30-year term. Total Debt Service Ratio (TDSR) requirements limit monthly debt servicing to 60 percent of gross household income, meaning that households would require a gross monthly income of approximately S$3,500 to S$4,000 to support the mortgage repayment comfortably. First-time buyers utilising HDB grant schemes may reduce the required loan amount and thus improve TDSR headroom, whilst upgraders with substantial equity from previous property sales can increase down payments and reduce financing requirements. The financing framework for HDB purchases is generally accessible for households earning above S$5,000 monthly, and those with dual incomes or substantial existing assets will experience comfortable TDSR headroom and can contemplate additional investment acquisitions if required.

How do nearby competing HDB developments in Bukit Batok compare to this property in terms of pricing and location?

The Bukit Batok estate contains multiple competing HDB developments at various proximities to transport infrastructure and neighbourhood amenities, with pricing variations reflecting these location-specific factors. Developments positioned within the same 10-minute walk to Bukit Gombak MRT Station trade at pricing comparable to 395 Bukit Batok West Avenue 5, whilst units requiring 15 to 20 minutes of walking distance typically command 5 to 10 percent discounts reflecting the reduced transport convenience. Alternative HDB blocks in the estate located closer to shopping centres or educational institutions may command slight premiums despite slightly greater distance to the MRT station, depending on buyer profile preferences. The competitive landscape suggests that this development is appropriately positioned within the broader Bukit Batok market, with pricing reflecting genuine market-supported valuations and offering reasonable value relative to alternatives in the same precinct.

Which unit stack levels and floor positions offer the best value for money in this development?

Mid-level units (typically floors 7 to 18) in HDB developments generally offer superior value-to-pricing ratios compared to ground floor units, which face exposure to noise and activity from common areas and neighbouring retail spaces, or top-floor units that command premiums for reduced overhead concerns. Units positioned on the eastern or southern faces of blocks typically benefit from superior natural light and ventilation, which can enhance livability and may justify modest price premiums if natural orientation is a buyer priority. From an investor perspective, units in the middle of the development stack (mid-range floors) that are adequately distanced from common areas and facing established green spaces or courtyard areas within the estate tend to attract consistent tenant interest without commanding the premium pricing associated with top-floor or corner units. Prospective purchasers should conduct site visits at various floor levels to assess noise exposure from neighbouring blocks, common areas, and external traffic, as these factors materially influence both residential satisfaction and long-term rental appeal.

What is the future supply pipeline for HDB developments in the Bukit Batok area, and how might this affect long-term values?

Bukit Batok is classified as a mature estate with limited significant new HDB development anticipated in the near term, meaning that future housing supply growth in the area will be driven primarily by infill projects and estate renewal initiatives rather than entirely new neighbourhoods. The scarcity of new supply in mature estates historically supports the retention of value for existing units and can provide incremental capital appreciation opportunities as the broader HDB market experiences upward pressure from insufficient new completions to meet housing demand. The Housing and Development Board's broader supply pipeline indicates that new development activity is concentrated in emerging growth areas such as Tengah and Woodlands, rather than in established estates like Bukit Batok, which suggests that this development will continue to appeal to buyers seeking established infrastructure without the price premiums commanded by brand-new neighbourhoods. This supply dynamics favour stability and predictability in valuations for properties in this location, reducing the risk of substantial capital depreciation and supporting the case for both owner-occupancy and long-term investment positioning.

395 Bukit Batok West Avenue 5 — From S$558K