438C Bukit Batok West Avenue 8 - 3 Units for Sale

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438C Bukit Batok West Avenue 8 – PropertyGuru Market Pulse Insights

The development maintains a visible presence in recent property browsing across the Dairy Farm / Bukit Panjang / Choa Chu Kang area, drawing on 30 days of PropertyGuru search activity. This project remains a consistent point of reference for buyers reviewing their options within the local HDB market.

Most-searched Units: 3-Bedroom

Pricing by Unit Types:

• 1-Bedroom Units:
  • Avg Asking Price: S$ 360K
  • Avg PSF: S$ 713 psf (55.52% lower compared to Dairy Farm / Bukit Panjang / Choa Chu Kang average of S$ 1,603 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 3-Bedroom configurations as the preferred choice for buyers exploring this development. The current inventory for smaller units is extremely limited, with 1-Bedroom setups positioned at a significant 55.52% discount relative to the broader district average. This substantial price gap suggests the property offers a highly competitive entry point compared to surrounding market norms. Such a pronounced value proposition likely supports steady buyer interest even amidst a low-supply environment for specific layouts.

Location & Lifestyle Highlights — 438C Bukit Batok West Avenue 8 406m (4-5 mins) to BLK 439C — This key transport link provides residents with a straightforward commute to the surrounding Bukit Batok and Tengah districts via frequent bus services. Living at 438C Bukit Batok West Avenue 8 puts you in a modern, efficient hub where daily essentials and transport links are all within a short walk from your front door. It is a practical choice for those who value a streamlined lifestyle in a fast-developing residential area. Nearby hotspots: MRT Stations:

• TENGAH PARK MRT STATION (1207m, 14-15 mins) — Future-ready connectivity to the Jurong Region Line for easier travel across the western corridor.
• TENGAH PLANTATION MRT STATION (1279m, 15-16 mins) — Another rail option nearby that links residents to the upcoming Jurong Innovation District.

Bus Stops (25 within 1 km):

• BLK 438A (275m, 3-4 mins) — Very convenient stop just around the corner for quick trips around the neighborhood.
• BLK 464A (357m, 4-5 mins) — Additional bus route options located nearby to help shorten your daily commute.

Education & Early Learning:

• MY FIRST SKOOL (438m, 5-6 mins) — Reliable early childhood education located just a short stroll away for young families.
• WISDOM STAR PRESCHOOL @LE QUEST PTE LTD (516m, 6-7 mins) — Quality preschool option situated within the nearby Le Quest commercial hub.
• DULWICH COLLEGE (SINGAPORE) (1109m, 13-14 mins) — A well-known international campus providing world-class facilities for students.

Healthcare & Wellness:

• PROHEALTH MEDICAL GROUP (302m, 3-4 mins) — Immediate access to general medical services for the family's healthcare needs.
• GUARDIAN (341m, 4-5 mins) — Handy pharmacy nearby for quick pick-ups of health supplements and personal care items.
• ST LUKES HOSPITAL (1264m, 15-16 mins) — Specialized medical care and rehabilitation services available within the broader estate.

Shopping & Retail:

• FAIRPRICE (310m, 3-4 mins) — Daily grocery shopping is made easy with this major supermarket just minutes away.
• SHENG SIONG (391m, 4-5 mins) — A great alternative for fresh produce and household essentials at competitive prices.

Dining & Food:

• CHA YU FAN HOU (294m, 3-4 mins) — A very close spot to grab a quick meal or a refreshing drink without traveling far.
• THE COFFEE BEAN TEA LEAF (312m, 3-4 mins) — Perfect for a morning caffeine fix or a casual meeting place with friends.
• MOSCATO BY WINE KITCHEN (341m, 4-5 mins) — A nice local choice for those looking to enjoy a more relaxed evening meal.

Convenience Stores:

• 7-ELEVEN (383m, 4-5 mins) — Open for late-night snacks or last-minute essentials whenever you need them.

Highly attractive for: Young Families, Healthcare Professionals, Urban Investors

Market & Rental Insights

438C Bukit Batok West Avenue 8 demonstrates a profile of significant capital appreciation and high rental efficiency within the local market.

• PSF Appreciation: S$628 → S$762.5 over recent years (+21.42%) from 2024 - 2026.
• Expected Rental Yield: At 6.06%, this reflects a strong return for investors.
• Transactions: 7 rental transactions in the last 6 months and 5 sale transactions in the last 12 months, showing modest rental and limited sale activity.
• PG Pulse Insight: With a strong rental yield of 6.06% and substantial PSF growth of 21.42%, the project presents a compelling case for both yield-focused and capital-growth-oriented investors despite modest transaction volumes.

Published date: July 16, 2026