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September 14, 2022

Special Highlight: Bukit Batok West Avenue 5 EC GLS Site

Executive condominiums (EC) are popular with Singaporean homebuyers, particularly those looking to upgrade from their HDB flat to a private apartment. And soon, they will have more options to choose from with another new EC project set to come on in Bukit Batok – it could be launched potentially at the end of 2023, giving would-be buyers ample time to plan their next steps.


CDL has secured the site via the Government Land Sales tender for $366 million or $626 per square foot per plot ratio (psf ppr) which closed on 13 September 2022. This land rate is lower than that of an adjacent EC site in Bukit Batok West Avenue 8, which achieved a land rate of $662 psf ($266 million) in a public land tender that closed in March 2022. Given the limited EC supply currently, both upcoming Bukit Batok EC projects should be much welcomed by homebuyers when they are launched for sale. Of note, the last EC new launch in Bukit Batok was The Dew in Bukit Batok Street 21 which was put up for sale 21 years ago in May 2001.


The 99-year leasehold Bukit Batok West Avenue 5 EC project sits on a 1.66-hectare site and can yield an estimated 495 residential units. These homes will appeal to those seeking to live near family members in the West or near to the future Tengah estate, which is slated as a green and sustainable housing estate. In addition, the development is also not far from the much-talked about Jurong Lake District (JLD).


Locational attributes and attractions

The Bukit Batok West Avenue 5 EC site, being right next the other EC plot along Avenue 8 means that the two developments will share a lot of common locational attributes. A key difference is that the Avenue 5 EC site is larger and its north-west side faces the Tengah new town, which is still under development.


With numerous new HDB Build-to-Order (BTO) flats due to come on in the surrounding area, the neighbourhood is expected to be lively, as more families move in. In particular, ECs and private homes in the vicinity could be a prime candidate for consideration when these flat owners wish to upgrade to a private condo in the future.


Source: URA


Bukit Batok is a self-sufficient town, with numerous parks, shopping options, several schools, a stadium, and healthcare amenities like the St. Luke’s Hospital and the Bukit Batok Polyclinic.


The new EC project is about 1.2 km from the Bukit Gombak MRT station on the North-South Line, which offers residents convenient access to commercial hubs like Jurong East (2 stops away) and Woodlands (5 stops away). Additionally, Jurong East is an interchange station, providing connectivity to other employment nodes located around the East-West Line, such as in Tanjong Pagar, Raffles Place, and Paya Lebar
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Meanwhile, the Woodlands MRT station links up to the Thomson-East Coast Line (TEL), which when fully operational will shorten commuting times to the city centre, including to Orchard Road, Shenton Way, and Marina Bay. For example, a ride from Woodlands to Orchard Road would take about 35 minutes on the TEL, down from some 50 minutes via bus and MRT currently.


Retail, recreation and schooling needs
Residents can grab their necessities from malls closer to home. The Le Quest shopping mall is a stone’s throw away and offers a wide range of F&B options, a supermarket, a pharmacy and other wellness and personal grooming services. More retail offerings are also available at nearby West Mall. The EC development is also within walking distance from the Bukit Batok West Hawker Centre, next to Le Quest.


Nature-lovers would be excited about this project. One attractive feature of Bukit Batok is that it is home to lots of greenery, such as the Bukit Batok Hillside Park, Bukit Batok Town Park with the beautiful Little Guilin quarry, Bukit Batok Nature Park, and two smaller neighbourhood parks in Bukit Batok Central.


Families with young kids and would-be parents would be glad to know that there are several schools in the vicinity. Living near to the schools that their kids are attending not only offers more convenience in ferrying them to and fro, but also cuts commuting time, allowing the kids to have more rest.
Primary schools within 1-km from the EC project are Dazhong Primary and St. Anthony’s Primary, while other schools that are nearby include Bukit View Primary, Lianhua Primary, Princess Elizabeth Primary, Yuhua Primary, Dunearn Secondary, Swiss Cottage Secondary, Bukit Batok Secondary, Hillgrove Secondary, Millennia Institute, ITE College West, Eden School and Dulwich College.


About the Developer

SGX Mainboard-listed CDL is an established and reputable developer in Singapore – a trusted name behind many residential projects here, including Echelon, St. Regis Residences, Gramercy Park, South Beach Residences, and Nouvel 18, among others.

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