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 development remains a visible choice for buyers exploring the broader district's HDB landscape.

Most-searched Units: 3-Bedroom

Popular preferences: Corner Unit, Balcony, Renovated, Bathtub, Gym, Tennis Court

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 390K
  • Avg PSF: S$ 541 psf (61.87% lower compared to Dairy Farm / Bukit Panjang / Choa Chu Kang average of S$ 1,419 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the primary focus for buyer interest in this development. With only a single 2-Bedroom unit currently listed, the limited inventory represents a highly accessible entry point into the district. The property overall offers a significant value proposition, priced at a 61.87% discount on a per-square-foot basis relative to the wider Dairy Farm / Bukit Panjang / Choa Chu Kang average. Such a distinct pricing gap suggests the project will continue to attract attention from budget-conscious buyers seeking specific unit features like corner layouts and balconies.

Location & Lifestyle Highlights — 420 Bukit Batok West Avenue 2 1340m (16 mins) to BUKIT GOMBAK MRT STATION — This station connects you directly to the North-South Line, making it easy to reach Jurong East or the city center. Located in a mature residential pocket, this address offers a balanced lifestyle where essential services and schools are all within a comfortable reach. It is a practical choice for those who value a quiet neighborhood that still keeps daily necessities close by. Nearby hotspots: MRT Stations:

• BRICKLAND MRT STATION (1192m, 14-15 mins) — Future-ready connectivity that will enhance travel options for residents in the coming years.

Bus Stops (30 within 1 km):

• BT BATOK HME FOR THE AGED (334m, 4-5 mins) — Convenient bus services nearby provide a quick link to the wider Bukit Batok area.
• BLK 331 (400m, 4-5 mins) — Multiple bus routes right around the corner make your daily commute much smoother.

Education & Early Learning:

• DUNEARN SECONDARY SCHOOL (99m, 1-2 mins) — Having a secondary school almost at your doorstep is a huge time-saver for students and parents.
• THE MORAL CHILDCARE CENTRE (145m, 1-2 mins) — A very short walk for parents to drop off their little ones before heading to work.
• PCF SPARKLETOTS PRESCHOOL @ HONG KAH NORTH BLK 419 (CC) (168m, 2-3 mins) — Quality early childhood education is just a few minutes away from home.

Healthcare & Wellness:

• PROHEALTH MEDICAL GROUP (1046m, 12-13 mins) — Reliable medical services nearby ensure your family’s health needs are well taken care of.
• GUARDIAN (1085m, 13-14 mins) — Handy pharmacy for picking up health supplements and daily personal care essentials.

Shopping & Retail:

• FAIRPRICE (653m, 7-8 mins) — A quick walk for groceries makes it easy to stock up on fresh produce and household items.
• GIANT (980m, 11-12 mins) — Another great retail option nearby for variety and competitive prices on daily necessities.

Dining & Food:

• KFC (803m, 9-10 mins) — Familiar fast food options are available nearby for a quick and easy meal.
• BLOSSOM GARDEN RESTAURANT (814m, 9-10 mins) — A local dining spot perfect for family dinners and weekend gatherings.
• SAIZERIYA (826m, 9-10 mins) — Affordable casual dining nearby that is always a hit with families and students.

Highly attractive for: Young Families, Education-focused Parents, Established 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: August 2, 2026