417 Bukit Batok West Avenue 4 - 1 Units for Sale

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417 Bukit Batok West Avenue 4 – PropertyGuru Market Pulse Insights

The development remains in view within recent local search activity among active market participants, according to PropertyGuru's 30-day search trends for the Dairy Farm / Bukit Panjang / Choa Chu Kang area. This consistent presence in area-level browsing indicates that the property continues to hold its place within the local consideration set for those reviewing housing options.

Popular preferences: Balcony, Corner Unit, Air-Conditioning, Tennis Court, Gym, Renovated, Maidsroom, Terrace

Pricing by Unit Types:

• 3-Bedroom Units:
  • Avg Asking Price: S$ 490K
  • Avg PSF: S$ 442 psf (53.99% lower compared to Dairy Farm / Bukit Panjang / Choa Chu Kang average of S$ 960 psf)
  • Available Units: 1

Key Takeaway: Market interest is currently focused on the 3-Bedroom configurations which represent the primary available inventory at this development. With only a single unit listed, the limited supply creates a highly segmented opportunity for buyers seeking specific features like corner units or renovated interiors. The pricing reflects a significant value proposition, sitting 53.99% lower than the broader district average. This competitive entry point combined with low inventory levels suggests a pricing discipline that may appeal to value-oriented seekers in the Dairy Farm / Bukit Panjang / Choa Chu Kang market.

Location & Lifestyle Highlights — 417 Bukit Batok West Avenue 4

1090m (13 mins) to BUKIT GOMBAK MRT STATION — This station on the North-South Line offers a direct and efficient route to the Jurong East integrated transport hub and the Orchard Road shopping belt.

Located in a mature residential area, this project offers a practical and efficient living environment where daily essentials and schools are just a short walk away. It is a great spot for those who value a straightforward, well-connected lifestyle in a settled neighborhood.

Nearby hotspots:

MRT Stations:

• BRICKLAND MRT STATION (1025m, 12-13 mins) — A future addition to the North-South Line that will further improve travel options for residents in the coming years.

Bus Stops (30 within 1 km):

• BLK 419 (5m, 1 min) — Located right at your doorstep, providing immediate access to the local bus network for a very easy daily commute.
• BLK 331 (128m, 1-2 mins) — Another very close option that makes getting around the Bukit Batok area quick and hassle-free.

Education & Early Learning:

• THE MORAL CHILDCARE CENTRE (13m, 1 min) — An incredibly convenient childcare option located just steps away, perfect for parents with young children.
• DUNEARN SECONDARY SCHOOL (166m, 1-2 mins) — A reputable secondary school within very close walking distance, making the morning school run effortless for students.
• ST ANTHONY'S PRIMARY SCHOOL (566m, 6-7 mins) — A well-regarded primary school nearby, offering a solid educational foundation for families with young children.

Healthcare & Wellness:

• MENG SOON HUAT FOOD CENTRE (1065m, 12-13 mins) — A local spot where residents can find a variety of affordable cooked food and daily meals.
• ONECARE CLINIC (1098m, 13-14 mins) — Provides essential medical services and primary healthcare for the family's peace of mind.
• GUARDIAN (1220m, 14-15 mins) — A handy pharmacy for health supplements, personal care items, and over-the-counter medications.

Shopping & Retail:

• FAIRPRICE (483m, 5-6 mins) — A reliable supermarket within a short walk for all your fresh produce and household grocery needs.
• GIANT (805m, 9-10 mins) — Offers a wide range of affordable daily essentials and household products in the immediate neighborhood.
• PRIME (1028m, 12-13 mins) — An alternative grocery shopping option that provides more variety for your weekly marketing.

Dining & Food:

• KFC (633m, 7-8 mins) — A popular quick-service dining choice for a convenient family meal or a fast snack.
• BLOSSOM GARDEN RESTAURANT (643m, 7-8 mins) — A local dining venue suitable for family gatherings and traditional Chinese meals.
• SAIZERIYA (655m, 7-8 mins) — Offers affordable casual Italian dining, making it a favorite spot for young couples and students.

Convenience Stores:

• 7-ELEVEN (1022m, 12-13 mins) — Perfect for quick late-night snacks or picking up last-minute essentials at any time.

Highly attractive for: Young Families, Education-focused Parents, Practical Investors

Market & Rental Insights

417 Bukit Batok West Avenue 4 presents a stable residential profile characterized by high rental yields and conservative price adjustments.

• PSF Appreciation: S$449 → S$442 over recent years (-1.56%) from 2023 - 2026.
• Expected Rental Yield: At 7.86%, this reflects a strong return for investors.
• Transactions: 2 rental transactions in the last 6 months and 1 sale transaction in the last 12 months, showing modest rental and limited sale activity.
• PG Pulse Insight: Despite a slight PSF correction, the project maintains a strong rental yield of 7.86% amidst modest transaction volumes, indicating its primary appeal as a high-yield income asset.

Published date: June 16, 2026