Blk 172 Bt Batok West Ave 8
Project page · 99-year lease from 1985
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 172 | 16 TO 18 | 103 sqm | S$582,000 | S$5,650 psm | ×1.000 | S$5,650 psm |
| Jan 2026 | Blk 172 | 13 TO 15 | 103 sqm | S$555,000 | S$5,388 psm | ×0.997 | S$5,372 psm |
| Dec 2025 | Blk 172 | 22 TO 24 | 103 sqm | S$550,000 | S$5,340 psm | ×0.996 | S$5,319 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.
7.37% gross yield
S$40,800 of rent a year against the estimate above · 0.31 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 47 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 446A | 4 ROOM | S$3,500 |
| Sept 2026 | 443B | 4 ROOM | S$3,500 |
| Sept 2026 | 440C | 4 ROOM | S$3,500 |
| Sept 2026 | 171 | 4 ROOM | S$3,350 |
| Aug 2026 | 464B | 4 ROOM | S$3,400 |
| Aug 2026 | 183 | 4 ROOM | S$3,200 |
| Jul 2026 | 445B | 4 ROOM | S$3,700 |
| Jul 2026 | 438B | 4 ROOM | S$3,450 |
median of 47 HDB rental approvals for 4 ROOM on Bt Batok West Ave 8 since 2025-10.
Buying or selling at S$553,362?
Buying: Stamp duty on S$553,362 · Cash and CPF needed on S$553,362 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$553,362.
Each opens with this figure filled in; change anything there.
Primary schools near 172 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 · 190 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 258 m · no 2025 Phase 2C ballot
- Jurong Primary School · 819 m · no 2025 Phase 2C ballot
1 to 2 km
- Fuhua Primary School · 1,057 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pioneer Primary School · 1,225 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,273 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,652 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,669 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 1,676 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,923 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 172 · 5 ROOM · 16 TO 18 · Model A · 58 years left | 134 sqm | S$765,000 | S$5,709 psm |
| Aug 2026 | Blk 172 · 4 ROOM · 16 TO 18 · Model A · 58 years left | 103 sqm | S$582,000 | S$5,650 psm |
| Jan 2026 | Blk 172 · 4 ROOM · 13 TO 15 · Model A · 58 years left | 103 sqm | S$555,000 | S$5,388 psm |
| Dec 2025 | Blk 172 · 4 ROOM · 22 TO 24 · Model A · 59 years left | 103 sqm | S$550,000 | S$5,340 psm |
| Oct 2025 | Blk 172 · 5 ROOM · 25 TO 27 · Model A · 59 years left excluded: outlier | 134 sqm | S$850,000 | S$6,343 psm |
| Jun 2025 | Blk 172 · 4 ROOM · 16 TO 18 · Model A · 59 years left | 103 sqm | S$555,000 | S$5,388 psm |
| Jun 2025 | Blk 172 · 4 ROOM · 19 TO 21 · Model A · 59 years left | 103 sqm | S$555,000 | S$5,388 psm |
| Feb 2025 | Blk 172 · 5 ROOM · 19 TO 21 · Model A · 59 years left | 139 sqm | S$770,000 | S$5,540 psm |
| Aug 2024 | Blk 172 · 4 ROOM · 13 TO 15 · Model A · 60 years left | 103 sqm | S$542,000 | S$5,262 psm |
| Jul 2024 | Blk 172 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$505,500 | S$4,908 psm |
| Jun 2024 | Blk 172 · 4 ROOM · 13 TO 15 · Model A · 60 years left | 103 sqm | S$520,000 | S$5,049 psm |
| Mar 2024 | Blk 172 · 5 ROOM · 07 TO 09 · Model A · 60 years left | 134 sqm | S$660,000 | S$4,925 psm |
| Feb 2024 | Blk 172 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 103 sqm | S$488,000 | S$4,738 psm |
| Oct 2022 | Blk 172 · 5 ROOM · 01 TO 03 · Model A · 62 years left | 138 sqm | S$620,000 | S$4,493 psm |
| Jul 2022 | Blk 172 · 5 ROOM · 10 TO 12 · Model A · 62 years left excluded: outlier | 139 sqm | S$575,000 | S$4,137 psm |
Showing 15 of 83.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 172 · 5 ROOM | S$3,500 | — |
| Feb 2026 | Blk 172 · 4 ROOM | S$3,100 | — |
| Oct 2025 | Blk 172 · 5 ROOM | S$3,300 | — |
| Apr 2025 | Blk 172 · 5 ROOM | S$3,500 | — |
| Dec 2023 | Blk 172 · 4 ROOM | S$3,100 | — |
| Oct 2023 | Blk 172 · 5 ROOM | S$3,100 | — |
| Dec 2022 | Blk 172 · 5 ROOM | S$3,700 | — |
| Nov 2022 | Blk 172 · 5 ROOM | S$2,600 | — |
| May 2022 | Blk 172 · 5 ROOM | S$2,400 | — |
| Jan 2022 | Blk 172 · 4 ROOM | S$1,900 | — |
| Oct 2021 | Blk 172 · 5 ROOM | S$2,400 | — |
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, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$528,237 | S$583,217 | S$631,635 | S$642,682 |
| 10 years | 47 years | S$501,629 | S$611,483 | S$717,227 | S$742,534 |
| 20 years | 37 years | S$440,986 | S$655,281 | S$901,514 | S$966,254 |
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.