Blk 188 Bt Batok West Ave 6
Project page · 99-year lease from 1997
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 187 | 04 TO 06 | 105 sqm | S$550,000 | S$5,238 psm | ×1.000 | S$5,238 psm |
| Jul 2026 | Blk 188 | 07 TO 09 | 100 sqm | S$630,000 | S$6,300 psm | ×1.000 | S$6,300 psm |
| Jun 2026 | Blk 187 | 01 TO 03 | 105 sqm | S$548,000 | S$5,219 psm | ×1.000 | S$5,219 psm |
| Jun 2026 | Blk 189 | 07 TO 09 | 100 sqm | S$600,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jan 2026 | Blk 187 | 07 TO 09 | 105 sqm | S$578,000 | S$5,505 psm | ×0.997 | S$5,489 psm |
| Jan 2026 | Blk 185 | 07 TO 09 | 106 sqm | S$580,000 | S$5,472 psm | ×0.997 | S$5,456 psm |
| Dec 2025 | Blk 190 | 01 TO 03 | 101 sqm | S$618,000 | S$6,119 psm | ×0.996 | S$6,095 psm |
| Nov 2025 | Blk 187 | 04 TO 06 | 105 sqm | S$585,000 | S$5,571 psm | ×0.996 | S$5,550 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.
7.36% gross yield
S$40,800 of rent a year against the estimate above · 0.67 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 90 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.69%, from 75 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 | 452A | 4 ROOM | S$3,600 |
| Sept 2026 | 116 | 4 ROOM | S$3,450 |
| Sept 2026 | 187 | 4 ROOM | S$3,100 |
| Sept 2026 | 118 | 4 ROOM | S$2,800 |
| Sept 2026 | 132 | 4 ROOM | S$2,600 |
| Sept 2026 | 194B | 4 ROOM | S$2,285 |
| Aug 2026 | 108 | 4 ROOM | S$3,500 |
| Aug 2026 | 193 | 4 ROOM | S$3,500 |
median of 90 HDB rental approvals for 4 ROOM on Bt Batok West Ave 6 since 2025-10.
Buying or selling at S$554,663?
Buying: Stamp duty on S$554,663 · Cash and CPF needed on S$554,663 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$554,663.
Each opens with this figure filled in; change anything there.
Primary schools near 188 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
- Princess Elizabeth Primary School · 538 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Yuhua Primary School · 607 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 658 m · no 2025 Phase 2C ballot
1 to 2 km
- Keming Primary School · 1,058 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Lianhua Primary School · 1,147 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,385 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,386 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,447 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,640 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,964 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 188 · 4 ROOM · 07 TO 09 · Model A · 70 years left | 100 sqm | S$630,000 | S$6,300 psm |
| Mar 2025 | Blk 188 · 5 ROOM · 01 TO 03 · Improved · 71 years left excluded: outlier | 120 sqm | S$675,000 | S$5,625 psm |
| Sept 2024 | Blk 188 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 101 sqm | S$618,000 | S$6,119 psm |
| Jul 2024 | Blk 188 · 4 ROOM · 04 TO 06 · Model A · 72 years left | 101 sqm | S$595,000 | S$5,891 psm |
| Aug 2023 | Blk 188 · 5 ROOM · 01 TO 03 · Improved · 73 years left | 121 sqm | S$624,000 | S$5,157 psm |
| Aug 2022 | Blk 188 · 5 ROOM · 01 TO 03 · Improved · 74 years left | 121 sqm | S$645,000 | S$5,331 psm |
| May 2022 | Blk 188 · 5 ROOM · 04 TO 06 · Improved · 74 years left excluded: outlier | 121 sqm | S$585,000 | S$4,835 psm |
Showing 7 of 48.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 188 · 4 ROOM | S$3,000 | — |
| Jan 2025 | Blk 188 · 4 ROOM | S$3,000 | — |
| Apr 2024 | Blk 188 · 4 ROOM | S$3,200 | — |
| Jan 2023 | Blk 188 · 4 ROOM | S$3,000 | — |
| May 2022 | Blk 188 · 4 ROOM | S$1,900 | — |
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 69 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 | 64 years | S$537,345 | S$593,272 | S$642,525 | S$653,762 |
| 10 years | 59 years | S$518,428 | S$631,960 | S$741,246 | S$767,399 |
| 20 years | 49 years | S$469,961 | S$698,337 | S$960,748 | S$1,029,741 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.