Blk 177 Bt Batok West Ave 8
Project page · 99-year lease from 1985
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.
| 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 |
| Jun 2026 | Blk 180 | 01 TO 03 | 82 sqm | S$450,000 | S$5,488 psm | ×1.000 | S$5,488 psm |
| May 2026 | Blk 168 | 04 TO 06 | 74 sqm | S$432,000 | S$5,838 psm | ×1.000 | S$5,838 psm |
| Apr 2026 | Blk 167 | 04 TO 06 | 74 sqm | S$418,000 | S$5,649 psm | ×1.000 | S$5,649 psm |
| Apr 2026 | Blk 180 | 10 TO 12 | 67 sqm | S$400,000 | S$5,970 psm | ×1.000 | S$5,970 psm |
| Feb 2026 | Blk 169 | 04 TO 06 | 73 sqm | S$410,000 | S$5,616 psm | ×0.997 | S$5,600 psm |
| Feb 2026 | Blk 168 | 04 TO 06 | 74 sqm | S$440,000 | S$5,946 psm | ×0.997 | S$5,928 psm |
| Feb 2026 | Blk 178 | 10 TO 12 | 73 sqm | S$438,000 | S$6,000 psm | ×0.997 | S$5,982 psm |
| Jan 2026 | Blk 182 | 04 TO 06 | 67 sqm | S$418,888 | S$6,252 psm | ×0.997 | S$6,234 psm |
| Jan 2026 | Blk 167 | 07 TO 09 | 74 sqm | S$442,500 | S$5,980 psm | ×0.997 | S$5,962 psm |
| Dec 2025 | Blk 176 | 04 TO 06 | 73 sqm | S$421,800 | S$5,778 psm | ×0.996 | S$5,755 psm |
| Dec 2025 | Blk 181 | 01 TO 03 | 67 sqm | S$400,000 | S$5,970 psm | ×0.996 | S$5,947 psm |
| Dec 2025 | Blk 175 | 04 TO 06 | 67 sqm | S$393,000 | S$5,866 psm | ×0.996 | S$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
| 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$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 177 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 · 158 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 336 m · no 2025 Phase 2C ballot
- Jurong Primary School · 923 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Bukit View Primary School · 1,132 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,184 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,271 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,517 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,521 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,531 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 177 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Dec 2025 | Blk 177 · 3 ROOM · 07 TO 09 · Model A · 58 years left excluded: outlier | 73 sqm | S$390,000 | S$5,342 psm |
| Aug 2024 | Blk 177 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 73 sqm | S$415,888 | S$5,697 psm |
| Jun 2024 | Blk 177 · 3 ROOM · 10 TO 12 · Model A · 60 years left | 73 sqm | S$410,000 | S$5,616 psm |
| Jun 2024 | Blk 177 · 3 ROOM · 01 TO 03 · Model A · 60 years left | 73 sqm | S$388,888 | S$5,327 psm |
| Mar 2024 | Blk 177 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 110 sqm | S$510,000 | S$4,636 psm |
| Aug 2023 | Blk 177 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 110 sqm | S$525,000 | S$4,773 psm |
| Apr 2023 | Blk 177 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 73 sqm | S$360,000 | S$4,932 psm |
| Jan 2023 | Blk 177 · 4 ROOM · 01 TO 03 · Model A · 61 years left | 103 sqm | S$445,000 | S$4,320 psm |
| Aug 2022 | Blk 177 · 4 ROOM · 07 TO 09 · Model A · 62 years left | 104 sqm | S$465,000 | S$4,471 psm |
| May 2022 | Blk 177 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 73 sqm | S$331,000 | S$4,534 psm |
Showing 11 of 69.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 177 · 3 ROOM | S$2,750 | — |
| Jul 2026 | Blk 177 · 3 ROOM | S$2,900 | — |
| Apr 2026 | Blk 177 · 4 ROOM | S$3,300 | — |
| Feb 2026 | Blk 177 · 3 ROOM | S$2,900 | — |
| Sept 2025 | Blk 177 · 4 ROOM | S$3,300 | — |
| Jul 2025 | Blk 177 · 3 ROOM | S$2,950 | — |
| Jul 2025 | Blk 177 · 3 ROOM | S$2,900 | — |
| May 2025 | Blk 177 · 3 ROOM | S$2,000 | — |
| Oct 2024 | Blk 177 · 3 ROOM | S$3,000 | — |
| Oct 2024 | Blk 177 · 3 ROOM | S$2,350 | — |
| Jul 2023 | Blk 177 · 3 ROOM | S$2,500 | — |
| Apr 2023 | Blk 177 · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 177 · 3 ROOM | S$2,050 | — |
| Mar 2023 | Blk 177 · 3 ROOM | S$1,850 | — |
| Nov 2022 | Blk 177 · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 177 · 3 ROOM | S$1,600 | — |
| Oct 2021 | Blk 177 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 177 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 177 · 3 ROOM | S$2,000 | — |
| Mar 2021 | Blk 177 · 3 ROOM | S$1,850 | — |
| Jan 2021 | Blk 177 · 3 ROOM | S$1,700 | — |
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$406,979 | S$449,338 | S$486,642 | S$495,153 |
| 10 years | 47 years | S$386,479 | S$471,116 | S$552,586 | S$572,083 |
| 20 years | 37 years | S$339,756 | S$504,860 | S$694,569 | S$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.