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HDB · 650127

Blk 127 Bt Batok West Ave 6

Project page · 99-year lease from 1985

Indicative value range
S$402,780 – S$441,673
Indicative mid S$425,029 · S$5,822 psm

Based on 18 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 14604 TO 0682 sqmS$440,000S$5,366 psm×1.000S$5,366 psm
Sept 2026Blk 10907 TO 0970 sqmS$393,000S$5,614 psm×1.000S$5,614 psm
Aug 2026Blk 14607 TO 0982 sqmS$440,000S$5,366 psm×1.000S$5,366 psm
Aug 2026Blk 13501 TO 0368 sqmS$373,000S$5,485 psm×1.000S$5,485 psm
Jul 2026Blk 13110 TO 1273 sqmS$453,000S$6,205 psm×1.000S$6,205 psm
Jun 2026Blk 13410 TO 1282 sqmS$470,000S$5,732 psm×0.999S$5,723 psm
May 2026Blk 13504 TO 0668 sqmS$370,000S$5,441 psm×0.999S$5,433 psm
May 2026Blk 12910 TO 1273 sqmS$425,000S$5,822 psm×0.999S$5,813 psm
Apr 2026Blk 13010 TO 1273 sqmS$448,000S$6,137 psm×0.999S$6,128 psm
Apr 2026Blk 13010 TO 1273 sqmS$445,000S$6,096 psm×0.999S$6,087 psm
Mar 2026Blk 13601 TO 0368 sqmS$360,000S$5,294 psm×0.996S$5,271 psm
Mar 2026Blk 13404 TO 0668 sqmS$405,000S$5,956 psm×0.996S$5,930 psm
Mar 2026Blk 13607 TO 0968 sqmS$415,000S$6,103 psm×0.996S$6,076 psm
Feb 2026Blk 13804 TO 0668 sqmS$392,000S$5,765 psm×0.996S$5,739 psm
Feb 2026Blk 14604 TO 0668 sqmS$408,000S$6,000 psm×0.996S$5,973 psm
Feb 2026Blk 13507 TO 0968 sqmS$423,000S$6,221 psm×0.996S$6,193 psm
Dec 2025Blk 12907 TO 0973 sqmS$428,000S$5,863 psm×0.995S$5,831 psm
Dec 2025Blk 13610 TO 1268 sqmS$408,000S$6,000 psm×0.995S$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.

7.91% gross yield

S$33,600 of rent a year against the estimate above · 0.03 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

ApprovedBlockFlatRent a month
Sept 2026451A3 ROOMS$3,100
Sept 20261463 ROOMS$3,000
Sept 20261483 ROOMS$3,000
Sept 20261093 ROOMS$2,950
Sept 20261483 ROOMS$2,800
Sept 20261363 ROOMS$2,800
Sept 20261483 ROOMS$2,650
Aug 20261273 ROOMS$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$425,029?

Buying: Stamp duty on S$425,029 · Cash and CPF needed on S$425,029 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$425,029.

Each opens with this figure filled in; change anything there.

Primary schools near 127 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Nov 2025
Blk 127 · 3 ROOM · 10 TO 12 · Model A · 58 years left
73 sqmS$453,888S$6,218 psm
Jun 2025
Blk 127 · 3 ROOM · 04 TO 06 · Model A · 59 years left
73 sqmS$415,000S$5,685 psm
May 2025
Blk 127 · 4 ROOM · 10 TO 12 · Model A · 59 years left
103 sqmS$580,000S$5,631 psm
Jan 2025
Blk 127 · 3 ROOM · 04 TO 06 · Model A · 59 years left
73 sqmS$423,888S$5,807 psm
Dec 2024
Blk 127 · 4 ROOM · 04 TO 06 · Model A · 59 years left
103 sqmS$581,888S$5,649 psm
Sept 2024
Blk 127 · 3 ROOM · 04 TO 06 · Model A · 59 years left
73 sqmS$420,000S$5,753 psm
Sept 2024
Blk 127 · 3 ROOM · 01 TO 03 · Model A · 59 years left
73 sqmS$402,000S$5,507 psm
Aug 2024
Blk 127 · 3 ROOM · 10 TO 12 · Model A · 60 years left
73 sqmS$430,000S$5,890 psm
Jul 2024
Blk 127 · 4 ROOM · 07 TO 09 · Model A · 60 years left
103 sqmS$500,000S$4,854 psm
Feb 2024
Blk 127 · 3 ROOM · 10 TO 12 · Model A · 60 years left
73 sqmS$408,000S$5,589 psm
Nov 2023
Blk 127 · 3 ROOM · 07 TO 09 · Model A · 60 years left
73 sqmS$415,000S$5,685 psm
Feb 2022
Blk 127 · 3 ROOM · 04 TO 06 · Model A · 62 years left
73 sqmS$345,000S$4,726 psm
See more

Showing 12 of 68.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years52 yearsS$405,714S$447,941S$483,026S$493,614
10 years47 yearsS$385,049S$469,373S$545,779S$569,967
20 years37 yearsS$337,708S$501,817S$678,491S$739,961

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.