420 Bukit Batok West Avenue 2 - 2 Units for Sale

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420 Bukit Batok West Avenue 2 – PropertyGuru Market Pulse Insights

The project stays present in local property search patterns among people reviewing options in the Dairy Farm / Bukit Panjang / Choa Chu Kang area, according to PropertyGuru's 30-day search trends. This consistent visibility indicates that the development remains a recognized choice for property seekers exploring residential opportunities in this specific segment of the market.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 400K
  • Avg PSF: S$ 551 psf (61.42% lower compared to Dairy Farm / Bukit Panjang / Choa Chu Kang average of S$ 1,427 psf)
  • Available Units: 2

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the primary focus for this development. With only two units currently available, the limited inventory suggests a selective opportunity for buyers seeking entry-level pricing in the region. The property represents a significant value proposition, sitting at a substantial 61.42% discount relative to the broader district average. This pricing discipline, combined with popular features like corner units and balconies, supports steady interest from budget-conscious seekers.

Location & Lifestyle Highlights — 420 Bukit Batok West Avenue 2 1340m (16 mins) to BUKIT GOMBAK MRT STATION — This station on the North-South Line provides a direct and efficient link to Jurong East and the Orchard shopping belt. This modern and efficient development at 420 Bukit Batok West Avenue 2 offers a practical living environment designed for those who value a well-organized urban lifestyle. Residents benefit from a mature neighborhood that balances essential services with straightforward connectivity to the rest of Singapore. Nearby hotspots: MRT Stations:

• BRICKLAND MRT STATION (1192m, 14-15 mins) — A future transit option that will enhance the area's connectivity and long-term value for residents.

Bus Stops (30 within 1 km):

• BT BATOK HME FOR THE AGED (334m, 4-5 mins) — Very close stop providing easy access to the local bus network for short daily trips.
• BLK 331 (400m, 4-5 mins) — Convenient boarding point that links the neighborhood to nearby transport hubs and amenities.

Education & Early Learning:

• DUNEARN SECONDARY SCHOOL (99m, 1-2 mins) — Located almost at your doorstep, making the morning school run incredibly short and stress-free.
• THE MORAL CHILDCARE CENTRE (145m, 1-2 mins) — Excellent proximity for parents with young children, offering reliable early childhood care just a stroll away.
• ST ANTHONY'S PRIMARY SCHOOL (738m, 8-9 mins) — A reputable primary education choice within comfortable walking distance for young families.

Healthcare & Wellness:

• PROHEALTH MEDICAL GROUP (1046m, 12-13 mins) — Reliable medical services nearby to handle the family's primary healthcare needs.
• GUARDIAN (1085m, 13-14 mins) — Handy pharmacy for picking up health essentials and personal care items.
• ONECARE CLINIC (1355m, 16-17 mins) — Additional healthcare option providing comprehensive medical consultations for the community.

Shopping & Retail:

• FAIRPRICE (653m, 7-8 mins) — A quick walk for groceries and household necessities at one of Singapore's most trusted supermarkets.
• GIANT (980m, 11-12 mins) — Large retail outlet offering a wide variety of fresh produce and budget-friendly home supplies.
• PRIME (1203m, 14-15 mins) — Another convenient alternative for daily marketing and grocery shopping in the vicinity.

Dining & Food:

• KFC (803m, 9-10 mins) — Familiar fast-food option nearby for quick meals and family treats.
• BLOSSOM GARDEN RESTAURANT (814m, 9-10 mins) — Local dining spot perfect for sit-down family dinners or weekend gatherings.
• SAIZERIYA (826m, 9-10 mins) — Affordable casual dining providing a variety of western-style dishes for a relaxed meal out.

Convenience Stores:

• 7-ELEVEN (1193m, 14-15 mins) — Round-the-clock access to snacks and emergency supplies whenever you need them.

Highly attractive for: Young Families, Education-focused Parents, Practical Investors, and Local Professionals.

Market & Rental Insights

420 Bukit Batok West Avenue 2 demonstrates a positive capital growth trend alongside high rental yield potential for property owners.

• PSF Appreciation: S$485 → S$505 over recent years (+4.12%) from 2023 - 2026.
• Expected Rental Yield: At 7.41%, this reflects a strong return for investors.
• Transactions: 3 rental transactions in the last 6 months and 3 sale transactions in the last 12 months, indicating modest rental and sale activity.
• PG Pulse Insight: With a +4.12% PSF growth and a strong rental yield of 7.41%, the project maintains a stable investment profile despite modest transaction volumes.

Published date: June 16, 2026