Blk 132 Bt Batok West Ave 6
Project page · 99-year lease from 1985
Based on 15 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 109 | 07 TO 09 | 70 sqm | S$393,000 | S$5,614 psm | ×1.000 | S$5,614 psm |
| Aug 2026 | Blk 135 | 01 TO 03 | 68 sqm | S$373,000 | S$5,485 psm | ×1.000 | S$5,485 psm |
| Jul 2026 | Blk 131 | 10 TO 12 | 73 sqm | S$453,000 | S$6,205 psm | ×1.000 | S$6,205 psm |
| May 2026 | Blk 135 | 04 TO 06 | 68 sqm | S$370,000 | S$5,441 psm | ×0.999 | S$5,433 psm |
| May 2026 | Blk 129 | 10 TO 12 | 73 sqm | S$425,000 | S$5,822 psm | ×0.999 | S$5,813 psm |
| Apr 2026 | Blk 130 | 10 TO 12 | 73 sqm | S$448,000 | S$6,137 psm | ×0.999 | S$6,128 psm |
| Apr 2026 | Blk 130 | 10 TO 12 | 73 sqm | S$445,000 | S$6,096 psm | ×0.999 | S$6,087 psm |
| Mar 2026 | Blk 136 | 01 TO 03 | 68 sqm | S$360,000 | S$5,294 psm | ×0.996 | S$5,271 psm |
| Mar 2026 | Blk 134 | 04 TO 06 | 68 sqm | S$405,000 | S$5,956 psm | ×0.996 | S$5,930 psm |
| Mar 2026 | Blk 136 | 07 TO 09 | 68 sqm | S$415,000 | S$6,103 psm | ×0.996 | S$6,076 psm |
| Feb 2026 | Blk 138 | 04 TO 06 | 68 sqm | S$392,000 | S$5,765 psm | ×0.996 | S$5,739 psm |
| Feb 2026 | Blk 146 | 04 TO 06 | 68 sqm | S$408,000 | S$6,000 psm | ×0.996 | S$5,973 psm |
| Feb 2026 | Blk 135 | 07 TO 09 | 68 sqm | S$423,000 | S$6,221 psm | ×0.996 | S$6,193 psm |
| Dec 2025 | Blk 129 | 07 TO 09 | 73 sqm | S$428,000 | S$5,863 psm | ×0.995 | S$5,831 psm |
| Dec 2025 | Blk 136 | 10 TO 12 | 68 sqm | S$408,000 | S$6,000 psm | ×0.995 | S$5,968 psm |
How accurate is this estimate for Bt Batok West Ave 6?
We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 147 sales in Bt Batok West Ave 6 since.
- Median error
- 2.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
8.46% gross yield
S$33,600 of rent a year against the estimate above · 0.58 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 59 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.88%, from 284 blocks. This town has too few such blocks to measure on its own.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 451A | 3 ROOM | S$3,100 |
| Sept 2026 | 146 | 3 ROOM | S$3,000 |
| Sept 2026 | 148 | 3 ROOM | S$3,000 |
| Sept 2026 | 109 | 3 ROOM | S$2,950 |
| Sept 2026 | 148 | 3 ROOM | S$2,800 |
| Sept 2026 | 136 | 3 ROOM | S$2,800 |
| Sept 2026 | 148 | 3 ROOM | S$2,650 |
| Aug 2026 | 127 | 3 ROOM | S$2,900 |
median of 59 HDB rental approvals for 3 ROOM on Bt Batok West Ave 6 since 2025-11.
Buying or selling at S$397,279?
Buying: Stamp duty on S$397,279 · Cash and CPF needed on S$397,279 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$397,279.
Each opens with this figure filled in; change anything there.
Primary schools near 132 Bt Batok West Ave 6
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Princess Elizabeth Primary School · 466 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 838 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 916 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Dazhong Primary School · 921 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yuhua Primary School · 940 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Keming Primary School · 1,234 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 1,330 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,386 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,500 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Fuhua Primary School · 1,809 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2022 | Blk 132 · 4 ROOM · 01 TO 03 · New Generation · 63 years left | 96 sqm | S$425,000 | S$4,427 psm |
| Jan 2022 | Blk 132 · 3 ROOM · 04 TO 06 · New Generation · 63 years left | 67 sqm | S$322,000 | S$4,806 psm |
Showing 2 of 16.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 132 · 4 ROOM | S$2,600 | — |
| Feb 2026 | Blk 132 · 3 ROOM | S$3,000 | — |
| Nov 2025 | Blk 132 · 3 ROOM | S$2,800 | — |
| Apr 2025 | Blk 132 · 3 ROOM | S$2,600 | — |
| Sept 2024 | Blk 132 · 3 ROOM | S$3,400 | — |
| Sept 2024 | Blk 132 · 4 ROOM | S$2,600 | — |
| Feb 2024 | Blk 132 · 3 ROOM | S$3,000 | — |
| Dec 2023 | Blk 132 · 3 ROOM | S$2,450 | — |
| Mar 2023 | Blk 132 · 3 ROOM | S$2,600 | — |
| Sept 2022 | Blk 132 · 4 ROOM | S$2,200 | — |
| Jun 2022 | Blk 132 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 132 · 3 ROOM | S$1,650 | — |
| Oct 2021 | Blk 132 · 4 ROOM | S$1,800 | — |
| Apr 2021 | Blk 132 · 3 ROOM | S$1,650 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 57 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.55% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$379,225 | S$418,695 | S$451,489 | S$461,385 |
| 10 years | 47 years | S$359,909 | S$438,726 | S$510,144 | S$532,753 |
| 20 years | 37 years | S$315,659 | S$469,052 | S$634,191 | S$691,647 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.