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HDB · 650114

Blk 114 Bt Batok West Ave 6

Project page · 99-year lease from 1984

Indicative value range
S$541,279 – S$579,046
Indicative mid S$566,407 · S$5,446 psm

Based on 24 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 13507 TO 0993 sqmS$501,888S$5,397 psm×1.000S$5,397 psm
Oct 2026Blk 13504 TO 0693 sqmS$480,000S$5,161 psm×1.000S$5,161 psm
Sept 2026Blk 10804 TO 06104 sqmS$568,000S$5,462 psm×1.000S$5,462 psm
Sept 2026Blk 18704 TO 06105 sqmS$550,000S$5,238 psm×1.000S$5,238 psm
Sept 2026Blk 11310 TO 12104 sqmS$578,000S$5,558 psm×1.000S$5,558 psm
Aug 2026Blk 10807 TO 09104 sqmS$555,000S$5,337 psm×1.000S$5,337 psm
Jul 2026Blk 13104 TO 06103 sqmS$560,000S$5,437 psm×1.000S$5,437 psm
Jun 2026Blk 10804 TO 06107 sqmS$560,000S$5,234 psm×1.000S$5,234 psm
Jun 2026Blk 18701 TO 03105 sqmS$548,000S$5,219 psm×1.000S$5,219 psm
May 2026Blk 10704 TO 06111 sqmS$565,000S$5,090 psm×1.000S$5,090 psm
Apr 2026Blk 11610 TO 12103 sqmS$588,000S$5,709 psm×1.000S$5,709 psm
Apr 2026Blk 14810 TO 1293 sqmS$535,000S$5,753 psm×1.000S$5,753 psm
Mar 2026Blk 13110 TO 12103 sqmS$578,000S$5,612 psm×0.997S$5,595 psm
Feb 2026Blk 13407 TO 0993 sqmS$480,000S$5,161 psm×0.997S$5,146 psm
Feb 2026Blk 10707 TO 09104 sqmS$580,000S$5,577 psm×0.997S$5,560 psm
Jan 2026Blk 18707 TO 09105 sqmS$578,000S$5,505 psm×0.997S$5,489 psm
Jan 2026Blk 13007 TO 09103 sqmS$578,888S$5,620 psm×0.997S$5,604 psm
Jan 2026Blk 18507 TO 09106 sqmS$580,000S$5,472 psm×0.997S$5,456 psm
Dec 2025Blk 11907 TO 09103 sqmS$583,888S$5,669 psm×0.996S$5,647 psm
Dec 2025Blk 11204 TO 06106 sqmS$523,000S$4,934 psm×0.996S$4,915 psm
Dec 2025Blk 13607 TO 0993 sqmS$480,000S$5,161 psm×0.996S$5,141 psm
Nov 2025Blk 18704 TO 06105 sqmS$585,000S$5,571 psm×0.996S$5,550 psm
Nov 2025Blk 13107 TO 09103 sqmS$578,000S$5,612 psm×0.996S$5,590 psm
Nov 2025Blk 11304 TO 06106 sqmS$525,000S$4,953 psm×0.996S$4,933 psm

How accurate is this estimate for Bt Batok West Ave 6?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 178 sales in Bt Batok West Ave 6 since.

Median error
2.9%

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.

7.20% gross yield

S$40,800 of rent a year against the estimate above · 0.14 points above flats like it

Homes like this rent for about S$3,400 a month, the middle of 90 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 2026452A4 ROOMS$3,600
Sept 20261164 ROOMS$3,450
Sept 20261874 ROOMS$3,100
Sept 20261184 ROOMS$2,800
Sept 20261324 ROOMS$2,600
Sept 2026194B4 ROOMS$2,285
Aug 20261084 ROOMS$3,500
Aug 20261934 ROOMS$3,500

median of 90 HDB rental approvals for 4 ROOM on Bt Batok West Ave 6 since 2025-10.

Buying or selling at S$566,407?

Buying: Stamp duty on S$566,407 · Cash and CPF needed on S$566,407 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$566,407.

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

Primary schools near 114 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
Jun 2025
Blk 114 · 4 ROOM · 10 TO 12 · Model A · 58 years left
104 sqmS$601,888S$5,787 psm
Jul 2024
Blk 114 · 4 ROOM · 01 TO 03 · Model A · 59 years left
104 sqmS$530,000S$5,096 psm
Aug 2023
Blk 114 · 4 ROOM · 01 TO 03 · Model A · 60 years left
121 sqmS$548,000S$4,529 psm
May 2023
Blk 114 · 4 ROOM · 04 TO 06 · Model A · 60 years left
111 sqmS$555,000S$5,000 psm
See more

Showing 4 of 27.

Sale prices as filed in caveats.

Where the lease takes this

About 56 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, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$540,690S$596,965S$646,525S$657,832
10 years46 yearsS$513,454S$625,898S$734,135S$760,037
20 years36 yearsS$451,381S$670,728S$922,765S$989,031

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.