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HDB · 650135

Blk 135 Bt Batok West Ave 6

Project page · 99-year lease from 1984

Indicative value range
S$371,500 – S$397,376
Indicative mid S$373,000 · S$5,485 psm

Based on 3 sales in this block, last 12 months. Search did not need to widen. 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
Aug 2026Blk 13501 TO 0368 sqmS$373,000S$5,485 psm×1.000S$5,485 psm
May 2026Blk 13504 TO 0668 sqmS$370,000S$5,441 psm×1.000S$5,441 psm
Feb 2026Blk 13507 TO 0968 sqmS$423,000S$6,221 psm×0.997S$6,202 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.

9.01% gross yield

S$33,600 of rent a year against the estimate above · 1.2 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 69 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 69 HDB rental approvals for 3 ROOM on Bt Batok West Ave 6 since 2025-10.

Buying or selling at S$373,000?

Buying: Stamp duty on S$373,000 · Cash and CPF needed on S$373,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$373,000.

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

Primary schools near 135 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
Oct 2026
Blk 135 · 4 ROOM · 04 TO 06 · New Generation · 57 years left
93 sqmS$480,000S$5,161 psm
Oct 2026
Blk 135 · 4 ROOM · 07 TO 09 · New Generation · 57 years left
93 sqmS$501,888S$5,397 psm
Sept 2026
Blk 135 · EXECUTIVE · 10 TO 12 · Adjoined flat · 57 years left
161 sqmS$880,000S$5,466 psm
Aug 2026
Blk 135 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
68 sqmS$373,000S$5,485 psm
May 2026
Blk 135 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
68 sqmS$370,000S$5,441 psm
Feb 2026
Blk 135 · 3 ROOM · 07 TO 09 · New Generation · 58 years left
68 sqmS$423,000S$6,221 psm
Sept 2025
Blk 135 · 3 ROOM · 04 TO 06 · New Generation · 58 years left
68 sqmS$418,000S$6,147 psm
Jul 2025
Blk 135 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
93 sqmS$480,000S$5,161 psm
Jul 2025
Blk 135 · 4 ROOM · 04 TO 06 · New Generation · 58 years left
93 sqmS$506,888S$5,450 psm
Feb 2025
Blk 135 · 3 ROOM · 07 TO 09 · New Generation · 59 years left
68 sqmS$425,000S$6,250 psm
Aug 2024
Blk 135 · 3 ROOM · 01 TO 03 · New Generation · 59 years left
68 sqmS$375,000S$5,515 psm
Jul 2024
Blk 135 · 3 ROOM · 13 TO 15 · New Generation · 60 years left
82 sqmS$448,000S$5,463 psm
Aug 2023
Blk 135 · 3 ROOM · 04 TO 06 · New Generation · 60 years left
68 sqmS$365,000S$5,368 psm
May 2023
Blk 135 · 3 ROOM · 07 TO 09 · New Generation · 61 years left
68 sqmS$365,000S$5,368 psm
See more

Showing 14 of 82.

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$356,064S$393,123S$425,760S$433,206
10 years46 yearsS$338,128S$412,177S$483,455S$500,513
20 years36 yearsS$297,251S$441,699S$607,675S$651,313

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.