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HDB · 650385

Blk 385 Bt Batok West Ave 5

Project page · 99-year lease from 2005

Indicative value range
S$557,428 – S$624,089
Indicative mid S$588,384 · S$6,538 psm

Based on 4 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 38522 TO 2490 sqmS$613,000S$6,811 psm×1.000S$6,811 psm
Mar 2026Blk 38519 TO 2192 sqmS$578,000S$6,283 psm×0.997S$6,264 psm
Jan 2026Blk 38522 TO 2486 sqmS$630,000S$7,326 psm×0.997S$7,304 psm
Jan 2026Blk 38501 TO 0390 sqmS$540,000S$6,000 psm×0.997S$5,982 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.

6.53% gross yield

S$38,400 of rent a year against the estimate above · 0.33 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

ApprovedBlockFlatRent a month
Sept 20263834 ROOMS$3,600
Sept 20263954 ROOMS$3,400
Sept 20263934 ROOMS$3,300
Sept 2026436A4 ROOMS$3,300
Sept 20263954 ROOMS$3,250
Sept 20263914 ROOMS$3,200
Sept 20263864 ROOMS$2,500
Aug 20263924 ROOMS$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$588,384?

Buying: Stamp duty on S$588,384 · Cash and CPF needed on S$588,384 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$588,384.

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

Primary schools near 385 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 385 · 4 ROOM · 22 TO 24 · Model A · 77 years left
90 sqmS$613,000S$6,811 psm
Mar 2026
Blk 385 · 4 ROOM · 19 TO 21 · Model A · 78 years left
92 sqmS$578,000S$6,283 psm
Feb 2026
Blk 385 · 5 ROOM · 16 TO 18 · Improved · 78 years left
115 sqmS$690,000S$6,000 psm
Jan 2026
Blk 385 · 4 ROOM · 01 TO 03 · Model A · 78 years left
90 sqmS$540,000S$6,000 psm
Jan 2026
Blk 385 · 4 ROOM · 22 TO 24 · Model A · 78 years left
86 sqmS$630,000S$7,326 psm
Apr 2025
Blk 385 · 4 ROOM · 13 TO 15 · Model A · 79 years left
92 sqmS$626,000S$6,804 psm
Apr 2025
Blk 385 · 4 ROOM · 07 TO 09 · Model A · 79 years left
90 sqmS$560,000S$6,222 psm
Mar 2025
Blk 385 · 5 ROOM · 25 TO 27 · Improved · 79 years left
115 sqmS$730,000S$6,348 psm
Aug 2024
Blk 385 · 4 ROOM · 07 TO 09 · Model A · 80 years left
92 sqmS$535,000S$5,815 psm
Jul 2024
Blk 385 · 4 ROOM · 25 TO 27 · Model A · 80 years left
86 sqmS$550,000S$6,395 psm
Jul 2024
Blk 385 · 4 ROOM · 10 TO 12 · Model A · 80 years left
90 sqmS$545,000S$6,056 psm
Jun 2024
Blk 385 · 5 ROOM · 28 TO 30 · Improved · 80 years left
115 sqmS$720,000S$6,261 psm
Jun 2024
Blk 385 · 4 ROOM · 25 TO 27 · Model A · 80 years left
90 sqmS$575,000S$6,389 psm
Dec 2023
Blk 385 · 4 ROOM · 19 TO 21 · Model A · 80 years left
90 sqmS$575,000S$6,389 psm
Nov 2023
Blk 385 · 4 ROOM · 16 TO 18 · Model A · 80 years left
86 sqmS$500,000S$5,814 psm
Nov 2022
Blk 385 · 4 ROOM · 10 TO 12 · Model A · 81 years left
90 sqmS$527,000S$5,856 psm
Nov 2022
Blk 385 · 4 ROOM · 10 TO 12 · Model A · 81 years left
90 sqmS$523,000S$5,811 psm
Apr 2022
Blk 385 · 4 ROOM · 13 TO 15 · Model A · 82 years left
90 sqmS$495,000S$5,500 psm
See more

Showing 18 of 152.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years72 yearsS$555,286S$613,081S$663,978S$675,591
10 years67 yearsS$532,690S$649,346S$761,638S$788,511
20 years57 yearsS$497,891S$739,839S$1,017,846S$1,090,939

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.