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HDB · 650176

Blk 176 Bt Batok West Ave 8

Project page · 99-year lease from 1984

Indicative value range
S$415,779 – S$434,952
Indicative mid S$426,337 · S$5,840 psm

Based on 14 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
Jun 2026Blk 16801 TO 0374 sqmS$428,000S$5,784 psm×1.000S$5,784 psm
Jun 2026Blk 16804 TO 0674 sqmS$420,000S$5,676 psm×1.000S$5,676 psm
Jun 2026Blk 18001 TO 0382 sqmS$450,000S$5,488 psm×1.000S$5,488 psm
May 2026Blk 16804 TO 0674 sqmS$432,000S$5,838 psm×1.000S$5,838 psm
Apr 2026Blk 16704 TO 0674 sqmS$418,000S$5,649 psm×1.000S$5,649 psm
Apr 2026Blk 18010 TO 1267 sqmS$400,000S$5,970 psm×1.000S$5,970 psm
Feb 2026Blk 16904 TO 0673 sqmS$410,000S$5,616 psm×0.997S$5,600 psm
Feb 2026Blk 16804 TO 0674 sqmS$440,000S$5,946 psm×0.997S$5,928 psm
Feb 2026Blk 17810 TO 1273 sqmS$438,000S$6,000 psm×0.997S$5,982 psm
Jan 2026Blk 18204 TO 0667 sqmS$418,888S$6,252 psm×0.997S$6,234 psm
Jan 2026Blk 16707 TO 0974 sqmS$442,500S$5,980 psm×0.997S$5,962 psm
Dec 2025Blk 17604 TO 0673 sqmS$421,800S$5,778 psm×0.996S$5,755 psm
Dec 2025Blk 18101 TO 0367 sqmS$400,000S$5,970 psm×0.996S$5,947 psm
Dec 2025Blk 17504 TO 0667 sqmS$393,000S$5,866 psm×0.996S$5,843 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.

7.88% gross yield

S$33,600 of rent a year against the estimate above · 0.07 points above flats like it

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

ApprovedBlockFlatRent a month
Sept 20261763 ROOMS$2,800
Sept 20261803 ROOMS$2,500
Sept 20261683 ROOMS$2,300
Aug 20261753 ROOMS$3,100
Aug 20261783 ROOMS$3,000
Aug 20261763 ROOMS$2,900
Aug 20261773 ROOMS$2,750
Aug 20261783 ROOMS$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$426,337?

Buying: Stamp duty on S$426,337 · Cash and CPF needed on S$426,337 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$426,337.

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

Primary schools near 176 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 176 · 4 ROOM · 04 TO 06 · Model A · 57 years left
110 sqmS$555,000S$5,045 psm
Jul 2026
Blk 176 · 3 ROOM · 01 TO 03 · Model A · 58 years left
excluded: outlier
73 sqmS$390,000S$5,342 psm
Dec 2025
Blk 176 · 3 ROOM · 04 TO 06 · Model A · 58 years left
73 sqmS$421,800S$5,778 psm
Aug 2025
Blk 176 · 4 ROOM · 07 TO 09 · Model A · 58 years left
104 sqmS$515,000S$4,952 psm
Aug 2025
Blk 176 · 4 ROOM · 10 TO 12 · Model A · 58 years left
103 sqmS$518,888S$5,038 psm
Dec 2024
Blk 176 · 3 ROOM · 10 TO 12 · Model A · 59 years left
73 sqmS$420,000S$5,753 psm
Sept 2024
Blk 176 · 4 ROOM · 10 TO 12 · Model A · 59 years left
103 sqmS$500,000S$4,854 psm
Aug 2024
Blk 176 · 4 ROOM · 01 TO 03 · Model A · 59 years left
103 sqmS$523,323S$5,081 psm
Aug 2024
Blk 176 · 4 ROOM · 07 TO 09 · Model A · 59 years left
103 sqmS$500,000S$4,854 psm
Feb 2024
Blk 176 · 3 ROOM · 10 TO 12 · Model A · 60 years left
73 sqmS$395,000S$5,411 psm
Feb 2024
Blk 176 · 3 ROOM · 07 TO 09 · Model A · 60 years left
73 sqmS$370,000S$5,068 psm
Jan 2024
Blk 176 · 4 ROOM · 10 TO 12 · Model A · 60 years left
103 sqmS$515,000S$5,000 psm
Mar 2023
Blk 176 · 3 ROOM · 07 TO 09 · Model A · 61 years left
73 sqmS$370,000S$5,068 psm
Feb 2023
Blk 176 · 4 ROOM · 10 TO 12 · Model A · 61 years left
104 sqmS$510,000S$4,904 psm
Oct 2022
Blk 176 · 3 ROOM · 01 TO 03 · Model A · 61 years left
73 sqmS$325,000S$4,452 psm
Jul 2022
Blk 176 · 3 ROOM · 04 TO 06 · Model A · 62 years left
73 sqmS$355,000S$4,863 psm
See more

Showing 16 of 76.

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$406,979S$449,338S$486,642S$495,153
10 years46 yearsS$386,479S$471,116S$552,586S$572,083
20 years36 yearsS$339,756S$504,860S$694,569S$744,448

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.