421 Bukit Batok West Avenue 2 - 2 Units for Sale

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421 Bukit Batok West Avenue 2 – PropertyGuru Market Pulse Insights

Latest PropertyGuru search trends over the past month keep the development visible among area-focused browsing activity in Dairy Farm / Bukit Panjang / Choa Chu Kang. This project continues to surface in local search activity among people exploring the area, maintaining its presence within the current residential landscape.

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

Pricing by Unit Types:

• 2-Bedroom Units:
  • Avg Asking Price: S$ 450K
  • Avg PSF: S$ 615 psf (56.67% 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 2-Bedroom configurations as the primary focus for seekers at this location. With only a single unit currently available, the limited inventory suggests a highly selective opportunity for buyers looking for entry-level pricing. The property represents a significant value proposition, priced at a substantial discount relative to the broader district average. This competitive pricing structure likely supports steady interest from budget-conscious buyers prioritizing affordability within the region.

Location & Lifestyle Highlights — 421 Bukit Batok West Avenue 2 1280m (15 mins) to BUKIT GOMBAK MRT STATION — This station connects you directly to the North-South Line, making your daily commute to the city or Jurong East very straightforward. Living at 421 Bukit Batok West Avenue 2 puts you in a practical residential spot where daily essentials and schools are all within easy reach. It is a well-established neighborhood that offers a balanced lifestyle for those who value efficiency and local convenience. Nearby hotspots: MRT Stations:

• BRICKLAND MRT STATION (1220m, 14-15 mins) — A future transport addition that will further improve connectivity for residents in the coming years.

Bus Stops (31 within 1 km):

• BT BATOK HME FOR THE AGED (274m, 3-4 mins) — Very close by for catching local services that loop around the Bukit Batok estate.
• BLK 331 (428m, 5-6 mins) — Handy stop that links you to the wider bus network for traveling across the West region.

Education & Early Learning:

• DUNEARN SECONDARY SCHOOL (127m, 1-2 mins) — Just a short walk away, making it incredibly convenient for students to get to class safely and quickly.
• PCF SPARKLETOTS PRESCHOOL @ HONG KAH NORTH BLK 419 (CC) (143m, 1-2 mins) — Reliable early childhood education right at your doorstep for young families.
• ST ANTHONY'S PRIMARY SCHOOL (766m, 9-10 mins) — A reputable local primary school within a comfortable walking distance for neighborhood children.

Healthcare & Wellness:

• PROHEALTH MEDICAL GROUP (985m, 11-12 mins) — Accessible medical services for general health consultations and family wellness needs.
• ONECARE CLINIC (1294m, 15-16 mins) — Another nearby option for healthcare support and professional medical advice.

Shopping & Retail:

• FAIRPRICE (681m, 8-9 mins) — Your main stop for fresh groceries and household supplies just a few minutes away.
• GIANT (919m, 11-12 mins) — Great for weekly grocery runs and finding a wide variety of daily essentials at good value.
• PRIME (1143m, 13-14 mins) — An alternative supermarket choice for residents looking for diverse food options and household items.

Dining & Food:

• KFC (831m, 9-10 mins) — Quick and easy fast food option for a simple meal or a weekend treat.
• BLOSSOM GARDEN RESTAURANT (841m, 10-11 mins) — A local dining spot perfect for family gatherings and enjoying a sit-down meal nearby.
• SAIZERIYA (853m, 10-11 mins) — Popular casual dining choice offering affordable meals for students and families alike.

Highly attractive for: Young Families, Established Households, Urban Professionals

Market & Rental Insights

421 Bukit Batok West Avenue 2 demonstrates a profile of capital growth and high rental returns within the local market.

• PSF Appreciation: S$497.5 → S$533 over recent years (+7.14%) from 2023 - 2026
• Expected Rental Yield: At 7.59%, 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: With a strong rental yield of 7.59% and a PSF appreciation of 7.14%, the project offers a compelling combination of income generation and capital gains despite limited transaction volume.

Published date: August 2, 2026