Blk 384 Bt Batok West Ave 5
Project page · 99-year lease from 2005
Based on 5 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 384 | 25 TO 27 | 90 sqm | S$596,888 | S$6,632 psm | ×1.000 | S$6,632 psm |
| Jul 2026 | Blk 384 | 25 TO 27 | 90 sqm | S$600,888 | S$6,677 psm | ×1.000 | S$6,677 psm |
| Mar 2026 | Blk 384 | 07 TO 09 | 92 sqm | S$555,000 | S$6,033 psm | ×0.997 | S$6,015 psm |
| Jan 2026 | Blk 384 | 19 TO 21 | 92 sqm | S$608,888 | S$6,618 psm | ×0.997 | S$6,599 psm |
| Jan 2026 | Blk 384 | 16 TO 18 | 90 sqm | S$598,800 | S$6,653 psm | ×0.997 | S$6,634 psm |
How accurate is this estimate for Bt Batok West Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 80 sales in Bt Batok West Ave 5 since.
- Median error
- 2.7%
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.
6.43% gross yield
S$38,400 of rent a year against the estimate above · 0.23 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 66 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.20%, from 137 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 | 383 | 4 ROOM | S$3,600 |
| Sept 2026 | 395 | 4 ROOM | S$3,400 |
| Sept 2026 | 393 | 4 ROOM | S$3,300 |
| Sept 2026 | 436A | 4 ROOM | S$3,300 |
| Sept 2026 | 395 | 4 ROOM | S$3,250 |
| Sept 2026 | 391 | 4 ROOM | S$3,200 |
| Sept 2026 | 386 | 4 ROOM | S$2,500 |
| Aug 2026 | 392 | 4 ROOM | S$3,500 |
median of 66 HDB rental approvals for 4 ROOM on Bt Batok West Ave 5 since 2025-10.
Buying or selling at S$596,888?
Buying: Stamp duty on S$596,888 · Cash and CPF needed on S$596,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$596,888.
Each opens with this figure filled in; change anything there.
Primary schools near 384 Bt Batok West Ave 5
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
- St. Anthony's Primary School · 151 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Dazhong Primary School · 553 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- CHIJ Our Lady Queen of Peace (girls) · 1,706 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,819 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,884 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Keming Primary School · 1,927 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Chua Chu Kang Primary School · 1,933 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 384 · 4 ROOM · 25 TO 27 · Model A · 77 years left | 90 sqm | S$596,888 | S$6,632 psm |
| Jul 2026 | Blk 384 · 5 ROOM · 04 TO 06 · Improved · 78 years left | 118 sqm | S$638,000 | S$5,407 psm |
| Jul 2026 | Blk 384 · 4 ROOM · 25 TO 27 · Model A · 78 years left | 90 sqm | S$600,888 | S$6,677 psm |
| May 2026 | Blk 384 · 5 ROOM · 19 TO 21 · Improved · 78 years left | 118 sqm | S$738,000 | S$6,254 psm |
| Mar 2026 | Blk 384 · 4 ROOM · 07 TO 09 · Model A · 78 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Feb 2026 | Blk 384 · 5 ROOM · 22 TO 24 · Improved · 78 years left | 118 sqm | S$750,000 | S$6,356 psm |
| Jan 2026 | Blk 384 · 4 ROOM · 16 TO 18 · Model A · 78 years left | 90 sqm | S$598,800 | S$6,653 psm |
| Jan 2026 | Blk 384 · 4 ROOM · 19 TO 21 · Model A · 78 years left | 92 sqm | S$608,888 | S$6,618 psm |
| Sept 2025 | Blk 384 · 4 ROOM · 10 TO 12 · Model A · 78 years left | 90 sqm | S$601,888 | S$6,688 psm |
| Aug 2025 | Blk 384 · 4 ROOM · 07 TO 09 · Model A · 78 years left | 90 sqm | S$580,000 | S$6,444 psm |
| Aug 2025 | Blk 384 · 4 ROOM · 04 TO 06 · Model A · 78 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Aug 2025 | Blk 384 · 4 ROOM · 07 TO 09 · Model A · 79 years left | 90 sqm | S$570,000 | S$6,333 psm |
| May 2025 | Blk 384 · 4 ROOM · 22 TO 24 · Model A · 79 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Feb 2025 | Blk 384 · 4 ROOM · 28 TO 30 · Model A · 79 years left | 90 sqm | S$622,000 | S$6,911 psm |
| Jan 2025 | Blk 384 · 4 ROOM · 04 TO 06 · Model A · 79 years left | 92 sqm | S$537,000 | S$5,837 psm |
| Jan 2025 | Blk 384 · 4 ROOM · 25 TO 27 · Model A · 79 years left | 90 sqm | S$598,000 | S$6,644 psm |
| Jul 2024 | Blk 384 · 4 ROOM · 25 TO 27 · Model A · 80 years left | 90 sqm | S$578,000 | S$6,422 psm |
| Jul 2024 | Blk 384 · 4 ROOM · 07 TO 09 · Model A · 80 years left | 90 sqm | S$548,000 | S$6,089 psm |
| Jan 2024 | Blk 384 · 4 ROOM · 25 TO 27 · Model A · 80 years left | 90 sqm | S$530,000 | S$5,889 psm |
| Jan 2024 | Blk 384 · 4 ROOM · 16 TO 18 · Model A · 80 years left | 90 sqm | S$530,000 | S$5,889 psm |
| Jun 2023 | Blk 384 · 4 ROOM · 04 TO 06 · Model A · 81 years left | 92 sqm | S$495,000 | S$5,380 psm |
| Apr 2023 | Blk 384 · 4 ROOM · 13 TO 15 · Model A · 81 years left | 90 sqm | S$545,000 | S$6,056 psm |
| Mar 2023 | Blk 384 · 4 ROOM · 19 TO 21 · Model A · 81 years left | 92 sqm | S$548,888 | S$5,966 psm |
| Feb 2023 | Blk 384 · 5 ROOM · 16 TO 18 · Improved · 81 years left | 118 sqm | S$660,000 | S$5,593 psm |
| Dec 2022 | Blk 384 · 4 ROOM · 04 TO 06 · Model A · 81 years left | 92 sqm | S$475,000 | S$5,163 psm |
| Aug 2022 | Blk 384 · 4 ROOM · 16 TO 18 · Model A · 82 years left | 90 sqm | S$550,000 | S$6,111 psm |
| Aug 2022 | Blk 384 · 4 ROOM · 10 TO 12 · Model A · 81 years left | 90 sqm | S$527,000 | S$5,856 psm |
| Jul 2022 | Blk 384 · 4 ROOM · 25 TO 27 · Model A · 82 years left | 92 sqm | S$585,000 | S$6,359 psm |
| Feb 2022 | Blk 384 · 4 ROOM · 25 TO 27 · Model A · 82 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Feb 2022 | Blk 384 · 4 ROOM · 19 TO 21 · Model A · 82 years left | 92 sqm | S$520,000 | S$5,652 psm |
| Oct 2021 | Blk 384 · 4 ROOM · 25 TO 27 · Model A · 82 years left | 90 sqm | S$510,000 | S$5,667 psm |
Showing 31 of 152.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 384 · 5 ROOM | S$3,700 | — |
| Aug 2026 | Blk 384 · 5 ROOM | S$3,500 | — |
| Jul 2026 | Blk 384 · 4 ROOM | S$4,100 | — |
| Jul 2026 | Blk 384 · 4 ROOM | S$3,300 | — |
| Jun 2026 | Blk 384 · 4 ROOM | S$3,300 | — |
| Apr 2026 | Blk 384 · 4 ROOM | S$3,200 | — |
| Apr 2026 | Blk 384 · 4 ROOM | S$2,300 | — |
| Mar 2026 | Blk 384 · 5 ROOM | S$3,650 | — |
| Mar 2026 | Blk 384 · 4 ROOM | S$3,500 | — |
| Mar 2026 | Blk 384 · 4 ROOM | S$3,300 | — |
| Mar 2026 | Blk 384 · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 384 · 4 ROOM | S$3,400 | — |
| Dec 2025 | Blk 384 · 4 ROOM | S$3,000 | — |
| Nov 2025 | Blk 384 · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 384 · 4 ROOM | S$2,800 | — |
| Oct 2025 | Blk 384 · 5 ROOM | S$3,400 | — |
| Aug 2025 | Blk 384 · 4 ROOM | S$3,400 | — |
| Aug 2025 | Blk 384 · 4 ROOM | S$3,350 | — |
| Apr 2025 | Blk 384 · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 384 · 4 ROOM | S$3,200 | — |
| Mar 2025 | Blk 384 · 4 ROOM | S$3,500 | — |
| Mar 2025 | Blk 384 · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 384 · 4 ROOM | S$3,500 | — |
| Feb 2025 | Blk 384 · 4 ROOM | S$3,000 | — |
| Nov 2024 | Blk 384 · 4 ROOM | S$2,700 | — |
| Oct 2024 | Blk 384 · 5 ROOM | S$3,700 | — |
| Oct 2024 | Blk 384 · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 384 · 4 ROOM | S$3,500 | — |
| Aug 2024 | Blk 384 · 5 ROOM | S$3,300 | — |
| Aug 2024 | Blk 384 · 4 ROOM | S$3,050 | — |
| Jul 2024 | Blk 384 · 4 ROOM | S$3,400 | — |
| May 2024 | Blk 384 · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 384 · 5 ROOM | S$4,000 | — |
| Apr 2024 | Blk 384 · 4 ROOM | S$3,200 | — |
| Apr 2024 | Blk 384 · 4 ROOM | S$2,300 | — |
| Dec 2023 | Blk 384 · 5 ROOM | S$3,500 | — |
| Nov 2023 | Blk 384 · 5 ROOM | S$3,200 | — |
| Nov 2023 | Blk 384 · 4 ROOM | S$3,000 | — |
| Nov 2023 | Blk 384 · 4 ROOM | S$2,700 | — |
| Oct 2023 | Blk 384 · 4 ROOM | S$3,000 | — |
| Sept 2023 | Blk 384 · 4 ROOM | S$3,100 | — |
| May 2023 | Blk 384 · 4 ROOM | S$3,200 | — |
| May 2023 | Blk 384 · 4 ROOM | S$2,700 | — |
| Apr 2023 | Blk 384 · 4 ROOM | S$3,400 | — |
| Apr 2023 | Blk 384 · 4 ROOM | S$3,300 | — |
| Feb 2023 | Blk 384 · 4 ROOM | S$3,500 | — |
| Feb 2023 | Blk 384 · 5 ROOM | S$2,500 | — |
| Dec 2022 | Blk 384 · 4 ROOM | S$3,500 | — |
| Nov 2022 | Blk 384 · 4 ROOM | S$2,700 | — |
| Nov 2022 | Blk 384 · 5 ROOM | S$2,700 | — |
| Sept 2022 | Blk 384 · 4 ROOM | S$3,200 | — |
| Aug 2022 | Blk 384 · 4 ROOM | S$2,400 | — |
| May 2022 | Blk 384 · 5 ROOM | S$3,000 | — |
| May 2022 | Blk 384 · 4 ROOM | S$2,700 | — |
| May 2022 | Blk 384 · 4 ROOM | S$2,500 | — |
| Apr 2022 | Blk 384 · 4 ROOM | S$1,900 | — |
| Mar 2022 | Blk 384 · 4 ROOM | S$2,700 | — |
| Jan 2022 | Blk 384 · 4 ROOM | S$2,500 | — |
| Jan 2022 | Blk 384 · 4 ROOM | S$2,200 | — |
| Jan 2022 | Blk 384 · 4 ROOM | S$2,000 | — |
| Dec 2021 | Blk 384 · 5 ROOM | S$2,800 | — |
| Nov 2021 | Blk 384 · 4 ROOM | S$2,900 | — |
| Nov 2021 | Blk 384 · 4 ROOM | S$1,900 | — |
| Nov 2021 | Blk 384 · 4 ROOM | S$1,800 | — |
| Oct 2021 | Blk 384 · 5 ROOM | S$2,400 | — |
| Sept 2021 | Blk 384 · 4 ROOM | S$1,750 | — |
| Aug 2021 | Blk 384 · 5 ROOM | S$2,150 | — |
| Aug 2021 | Blk 384 · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 384 · 4 ROOM | S$2,300 | — |
| Mar 2021 | Blk 384 · 4 ROOM | S$2,200 | — |
| Feb 2021 | Blk 384 · 4 ROOM | S$1,900 | — |
| Jan 2021 | Blk 384 · 4 ROOM | S$2,000 | — |
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 77 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 | 72 years | S$563,312 | S$621,942 | S$673,575 | S$685,355 |
| 10 years | 67 years | S$540,389 | S$658,731 | S$772,646 | S$799,908 |
| 20 years | 57 years | S$505,087 | S$750,532 | S$1,032,557 | S$1,106,707 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% 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.