Just last week, a recently MOP-ed 4-room resale unit in Bidadari set a new record as the most expensive HDB resale for a 4-room flat in Toa Payoh. This time, another relatively new project in Bukit Batok has followed suit. This time, a 5-room flat in Skyline II @ Bukit Batok has sold for a record price, making it the most expensive 5-room resale in the estate.
Table of contents
- The S$1,018,000 unit in Skyline II @ Bukit Batok
- Is the location worth its price?
- Seller could have raked in almost 100% capital gain
- The S$1.018M sale is not the most expensive in Bukit Batok
- Where are the million-dollar HDB resales in Bukit Batok?
- Why are these projects selling for S$1 million and above?
- What are the average prices for HDB resales in Bukit Batok?
The S$1,018,000 unit in Skyline II @ Bukit Batok
This record-breaking unit is located at Block 296A of Skyline II @ Bukit Batok, along Bukit Batok Street 22. With a size of 1,238 sqft, this 5-room flat was sold at approximately S$822.29 psf, making it one of the more premium transactions in the area. Situated between the 31st and 33rd floors, the unit is on the higher end of the 38-storey development, offering an elevated view of its surroundings.
Skyline II @ Bukit Batok’s lease started in 2018, meaning it has only recently reached its Minimum Occupation Period (MOP). As such, the flat still has a healthy remaining lease of 92 years and 1 month, making it a long-term investment for the new owner.
This sale marks the second million-dollar transaction for a 5-room flat in Bukit Batok. However, the sale price does not necessarily reflect the actual value of the property. According to 99.co’s X-Value Tool, the unit was valued at around S$980,000, meaning the buyer could have paid an estimated S$38,000 in Cash Over Valuation (COV) to secure the deal.
Curious if your home could be a million-dollar resale? Check its value in under a minute with 99.co’s X-Value Tool.
Is the location worth its price?
For those considering Skyline II @ Bukit Batok, the location offers a mix of accessibility, nature, and urban convenience.
Bukit Batok MRT is about an 8-minute walk away, making it relatively easy to get around. While there aren’t any major hawker centres nearby, West Mall – about a 10-minute walk away – provides a good mix of dining, shopping, and entertainment options.
For drivers, the location is also well-connected – Jurong Town Hall Road links directly to the AYE, providing a straight route to the CBD.
Families with young children will appreciate the many childcare centres and kindergartens nearby. For primary schools within 1km, you have:
- Bukit View Primary School
- Keming Primary School
- Princess Elizabeth Primary School
- Yuhua Primary School
For those within 1 to 2km, the options include:
- Dazhong Primary School
- Fuhua Primary School
- Jurong Primary School
- Lianhua Primary School
As for secondary schools, Bukit View Secondary School is within an 11-minute walk
One of Skyline II’s key advantages is its seamless integration with the park connector, which is part of the Western Adventure Loop. This makes it a great choice for those who enjoy cycling or jogging activities. Beyond that, there’s plenty of greenery in the area – residents can easily connect to Bukit Batok Nature Park, Bukit Timah Nature Reserve and more parks.
2
2
3
2
3
2
3
2
4
2
3
2
4
2
4
2
4
2
Seller could have raked in almost 100% capital gain
Skyline II @ Bukit Batok was launched as a Build-To-Order (BTO) project in March 2012, with starting prices of around S$408,000 without grants. While exact pricing for the higher-end units is unavailable, a reasonable estimate places them at around S$518,000. Given that this unit is located on a higher floor, the original buyer likely paid somewhere close to that upper-end price.
With a resale transaction of S$1,018,000, that’s an eye-popping profit of about S$500,000 – a 96.53% gain. If the original owner had paid the lowest launch price of S$408,000, they would have made even more – essentially earning back their purchase price and then some.
If any of these MOP-approaching homes belong to you and you’re unsure about your next property move, don’t hesitate to book a FREE consultation with our 99 advisors today!
Of course, the final amount pocketed would have depended on a few factors. First, we don’t have the exact purchase price of this unit, so there’s some margin for error. Second, resale costs – such as agent fees and other paperwork – would have eaten into the final profit. And third, the first owner may have received additional HDB grants when purchasing the flat.
For example Enhanced Housing Grants (EHG) for first-time buyers back in 2012 could go up to S$80,000, depending on household income. This was before the grant cap was increased to S$120,000 in August 2024. If the original buyer received any grants, their actual out-of-pocket costs would have been lower – meaning their true profit could be even higher.
The S$1.018M sale is not the most expensive in Bukit Batok
Image credit: Google Maps.
The title of Bukit Batok’s most expensive HDB resale currently belongs to an executive apartment (EXE) in Nature View, which sold for S$1.088 million in May 2023. With a spacious 1,776 sqft layout, the psf worked out to S$612.
This unit sits in Block 289D along Bukit Batok Street 25, but it wasn’t on a high floor – likely somewhere between the 4th and 6th levels. Still, the price makes sense when you consider its surroundings. Right next to it are school grounds, and since these buildings are relatively low-rise, they wouldn’t have obstructed the view. Plus, for a buyer with school-going children, the convenience of having a school nearby would have been a big draw.
Nature View attained its Temporary Occupation Permit (TOP) in 1997, meaning that at the time of this transaction, the lease still had 73 years remaining out of its original 99-year tenure – a decent lease balance for an EXE.
Comparatively, the recent S$1.018 million sale is S$70,000 lower, a difference of about 6.88%. However, this S$1.088 million record may not hold for long. A quick check on 99.co already shows another EXE in Bukit Batok listed for S$1.1 million, eyeing the top spot.
3
2
3
2
3
2
3
2
3
2
3
2
3
2
3
2
Where are the million-dollar HDB resales in Bukit Batok?
Unlike mature estates, Bukit Batok has seen fewer million-dollar HDB resales. As of now, only 10 such transactions have been recorded:
Date Project Address Block Floor Size (sqft) Price Price (psf) TOP Type
05/2023 Nature View Bukit Batok Street 25 289D 4 - 6 1,776 S$1.088 M S$612 1997 Executive
07/2024 Nature View Bukit Batok Street 25 288A 7 - 9 1,550 S$1.05 M S$677 1997 Executive
02/2025 Nature View Bukit Batok Street 25 288B 10 - 12 1,550 S$1.046 M S$674 1997 Executive
11/2023 N/A Bukit Batok Central 627 13 - 15 1,539 S$1.03 M S$669 N/A Executive
02/2025 Skyline II @ Bukit Batok Bukit Batok Street 22 296A 31 - 33 1,238 S$1.018 M S$822.29 2018 5-room
05/2024 Nature View Bukit Batok Street 25 288A 13 - 15 1,550 S$1.011 M S$652 1997 Executive
04/2023 Nature View Bukit Batok Street 25 289A 13 - 15 1,550 S$1.009 M S$650 1997 Executive
07/2022 Nature View Bukit Batok Street 25 289D 4 - 6 1,776 S$1.005 M S$565 1997 Executive
11/2023 Nature View Bukit Batok Street 25 288B 13 - 15 1,550 S$1 M S$645 1997 Executive
07/2024 Skyline I @ Bukit Batok Bukit Batok West Ave 6 194A 34 - 36 1,238 S$1 M S$807 2017 5-room
Why are these projects selling for S$1 million and above?
Looking at the 10 transactions that crossed the million-dollar mark, it’s clear that size is a major factor. 8 of these were EXEs, while the remaining 2 were 5-room flats, indicating that buyers were willing to pay a premium for larger units. Even so, these prices remain lower than those in mature estates, making them relatively more affordable despite their slightly shorter remaining lease tenures.
That said, not all of these million-dollar sales were for EXEs with shorter leases. The two 5-room flats were from recently MOP-ed projects, meaning they still have plenty of lease years left, though they offer a slightly smaller living space than EXEs.
Looking for more HDB flats that MOP-ed recently besides Skyline II @ Bukit Batok? Check out our article here: HDB BTO MOP 2025 & 2026 – Best picks within a 10-minute walk to MRT & LRT stations
Another key trend among these transactions is that many of these flats are located on higher floors. Nature View flats are typically found between the 14th and 17th floors, and as reflected in the sales table above, most units that hit the million-dollar mark were on the upper end of these blocks.
Beyond size and floor level, these flats also benefit from a convenient location. Many of these flats are near schools, which is a huge plus for families. While Nature View isn’t within walking distance of an MRT station, it does have a bus stop right outside, providing convenient public transport access.
Looking for a property close to an MRT station of your choice? Check out 99.co’s MRT map here.
What are the average prices for HDB resales in Bukit Batok?
Since we’re still in the early months of 2025, it’s a bit too soon to rely on this year’s numbers. Instead, let’s take a look at how Bukit Batok’s HDB resale market performed in 2024.
Last year, HDB resale flats in Bukit Batok had an average price of S$572K. But when breaking it down by flat type, 5-room units averaged S$754K, while EXEs stood at S$858K.
EXEs saw the highest price growth over the past three years, increasing by 23.32%. 5-room flats followed closely behind with a 21.32% rise, and overall, Bukit Batok’s HDB resale market grew by 21.17%.
Of course, these are just average figures, and actual listing prices can vary. Looking at current listings on 99.co, the lowest-priced 5-room unit starts at S$630,000, though if you want to check it out, there’s an outlier priced at S$399K. As for EXEs, the most affordable options begin at around S$780,000.
Of course, these are just averages – actual listings on 99.co paint a different picture. For instance, while 5-room flats averaged S$754K, listings started from S$738K. Meanwhile, the lowest-priced EXE listing was at S$930K, showing that some units are already commanding prices well above the overall average.
Interested in more All-Time High (ATH) covers? Head on over here!
About Sophiyanah David
Sophi, a seasoned copywriter specialising in Singaporean real estate and property, is one of the minds behind 99.co's informative articles. Like her colleagues at 99.co, Sophi is dedicated to keeping you informed about the ever-changing world of real estate so you can find your forever home. When off the clock, you can find her giggling and kicking her feet as she reads her romance novels, watching anime - if FMBA is not your fave, she might fight you (but you'll probably win) and looking up latest skincare trends.
Looking to sell your property?
Whether your HDB apartment is reaching the end of its Minimum Occupation Period (MOP) or your condo has crossed its Seller Stamp Duty (SSD) window, it is always good to know how much you can potentially gain if you were to list and sell your property. Not only that, you’ll also need to know whether your gains would allow you to right-size to the dream home in the neighbourhood you and your family have been eyeing.
One easy way is to send us a request for a credible and trusted property consultant to reach out to you.
Alternatively, you can jump onto 99.co’s Property Value Tool to get an estimate for free.
If you’re looking for your dream home, be it as a first-time or seasoned homebuyer or seller – say, to upgrade or right-size – you will find it on Singapore’s fastest-growing property portal 99.co.
Meanwhile, if you have an interesting property-related story to share with us, drop us a message here — and we’ll review it and get back to you.
Join our social media communities!
Facebook | Instagram | TikTok | Telegram | YouTube | Twitter
Leave a comment