Blk 168 Bt Batok West Ave 8
Project page · 99-year lease from 1984
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 168 | 01 TO 03 | 74 sqm | S$428,000 | S$5,784 psm | ×1.000 | S$5,784 psm |
| Jun 2026 | Blk 168 | 04 TO 06 | 74 sqm | S$420,000 | S$5,676 psm | ×1.000 | S$5,676 psm |
| May 2026 | Blk 168 | 04 TO 06 | 74 sqm | S$432,000 | S$5,838 psm | ×1.000 | S$5,838 psm |
| Feb 2026 | Blk 168 | 04 TO 06 | 74 sqm | S$440,000 | S$5,946 psm | ×0.997 | S$5,928 psm |
How accurate is this estimate for Bt Batok West Ave 8?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 291 sales in Bt Batok West Ave 8 since.
- Median error
- 2.1%
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.
7.81% gross yield
S$33,600 of rent a year against the estimate above
Homes like this rent for about S$2,800 a month, the middle of 37 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 176 | 3 ROOM | S$2,800 |
| Sept 2026 | 180 | 3 ROOM | S$2,500 |
| Sept 2026 | 168 | 3 ROOM | S$2,300 |
| Aug 2026 | 175 | 3 ROOM | S$3,100 |
| Aug 2026 | 178 | 3 ROOM | S$3,000 |
| Aug 2026 | 176 | 3 ROOM | S$2,900 |
| Aug 2026 | 177 | 3 ROOM | S$2,750 |
| Aug 2026 | 178 | 3 ROOM | S$2,600 |
median of 37 HDB rental approvals for 3 ROOM on Bt Batok West Ave 8 since 2025-10.
Buying or selling at S$430,000?
Buying: Stamp duty on S$430,000 · Cash and CPF needed on S$430,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$430,000.
Each opens with this figure filled in; change anything there.
Primary schools near 168 Bt Batok West Ave 8
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 · 59 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 423 m · no 2025 Phase 2C ballot
- Jurong Primary School · 852 m · no 2025 Phase 2C ballot
1 to 2 km
- Pioneer Primary School · 1,172 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,184 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,246 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,463 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,514 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,588 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 168 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 74 sqm | S$420,000 | S$5,676 psm |
| Jun 2026 | Blk 168 · 3 ROOM · 01 TO 03 · Model A · 58 years left | 74 sqm | S$428,000 | S$5,784 psm |
| May 2026 | Blk 168 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 74 sqm | S$432,000 | S$5,838 psm |
| Feb 2026 | Blk 168 · 3 ROOM · 04 TO 06 · Model A · 58 years left | 74 sqm | S$440,000 | S$5,946 psm |
| Oct 2025 | Blk 168 · 4 ROOM · 04 TO 06 · Model A · 58 years left | 103 sqm | S$538,000 | S$5,223 psm |
| Jan 2025 | Blk 168 · 3 ROOM · 04 TO 06 · Model A · 59 years left | 74 sqm | S$430,000 | S$5,811 psm |
| Jun 2024 | Blk 168 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$528,000 | S$5,126 psm |
| Feb 2024 | Blk 168 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$510,000 | S$4,951 psm |
| Feb 2024 | Blk 168 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$495,000 | S$4,806 psm |
| Feb 2024 | Blk 168 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 74 sqm | S$379,000 | S$5,122 psm |
| Apr 2022 | Blk 168 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 103 sqm | S$420,000 | S$4,078 psm |
| Apr 2022 | Blk 168 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 74 sqm | S$325,000 | S$4,392 psm |
| Mar 2022 | Blk 168 · 3 ROOM · 04 TO 06 · Model A · 62 years left | 74 sqm | S$345,000 | S$4,662 psm |
Showing 13 of 60.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 168 · 3 ROOM | S$2,300 | — |
| Jan 2026 | Blk 168 · 4 ROOM | S$3,750 | — |
| Jan 2026 | Blk 168 · 3 ROOM | S$2,900 | — |
| Nov 2025 | Blk 168 · 4 ROOM | S$3,400 | — |
| Mar 2025 | Blk 168 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 168 · 3 ROOM | S$3,000 | — |
| Nov 2024 | Blk 168 · 4 ROOM | S$3,300 | — |
| Aug 2024 | Blk 168 · 3 ROOM | S$2,200 | — |
| Jul 2024 | Blk 168 · 3 ROOM | S$3,100 | — |
| Feb 2024 | Blk 168 · 4 ROOM | S$3,750 | — |
| Jan 2024 | Blk 168 · 3 ROOM | S$2,900 | — |
| Feb 2023 | Blk 168 · 3 ROOM | S$2,400 | — |
| Nov 2022 | Blk 168 · 4 ROOM | S$2,900 | — |
| Oct 2022 | Blk 168 · 3 ROOM | S$3,300 | — |
| Aug 2022 | Blk 168 · 3 ROOM | S$1,800 | — |
| Sept 2021 | Blk 168 · 3 ROOM | S$1,800 | — |
| Jul 2021 | Blk 168 · 3 ROOM | S$1,750 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 51 years | S$410,476 | S$453,199 | S$490,823 | S$499,407 |
| 10 years | 46 years | S$389,800 | S$475,164 | S$557,334 | S$576,999 |
| 20 years | 36 years | S$342,676 | S$509,198 | S$700,537 | S$750,844 |
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.