Blk 387 Bt Batok West Ave 5
Project page · 99-year lease from 2004
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 387 | 04 TO 06 | 118 sqm | S$660,000 | S$5,593 psm | ×1.000 | S$5,593 psm |
| Jul 2026 | Blk 387 | 19 TO 21 | 118 sqm | S$680,000 | S$5,763 psm | ×1.000 | S$5,763 psm |
| Jun 2026 | Blk 387 | 10 TO 12 | 118 sqm | S$696,000 | S$5,898 psm | ×1.000 | S$5,898 psm |
| May 2026 | Blk 387 | 16 TO 18 | 118 sqm | S$728,000 | S$6,169 psm | ×1.000 | S$6,169 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.
6.10% gross yield
S$42,000 of rent a year against the estimate above · 0.01 points above flats like it
Homes like this rent for about S$3,500 a month, the middle of 31 approvals in the last year.
Across Singapore, flats of this type with 70 to 79 years of lease left yield 6.08%, from 120 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 | 384 | 5 ROOM | S$3,700 |
| Sept 2026 | 394 | 5 ROOM | S$3,700 |
| Sept 2026 | 392 | 5 ROOM | S$3,500 |
| Aug 2026 | 384 | 5 ROOM | S$3,500 |
| Aug 2026 | 388 | 5 ROOM | S$3,500 |
| Jul 2026 | 388 | 5 ROOM | S$3,500 |
| Jun 2026 | 437A | 5 ROOM | S$3,500 |
| Jun 2026 | 389 | 5 ROOM | S$3,380 |
median of 31 HDB rental approvals for 5 ROOM on Bt Batok West Ave 5 since 2025-10.
Buying or selling at S$688,000?
Buying: Stamp duty on S$688,000 · Cash and CPF needed on S$688,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$688,000.
Each opens with this figure filled in; change anything there.
Primary schools near 387 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 · 135 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Dazhong Primary School · 732 m · no 2025 Phase 2C ballot
1 to 2 km
- Lianhua Primary School · 1,120 m · no 2025 Phase 2C ballot
- CHIJ Our Lady Queen of Peace (girls) · 1,636 m · no 2025 Phase 2C ballot
- Chua Chu Kang Primary School · 1,779 m · balloted in 2025 Phase 2C (citizens within 1 km)
- South View Primary School · 1,865 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 387 · 5 ROOM · 04 TO 06 · Improved · 77 years left | 118 sqm | S$660,000 | S$5,593 psm |
| Jul 2026 | Blk 387 · 5 ROOM · 19 TO 21 · Improved · 77 years left | 118 sqm | S$680,000 | S$5,763 psm |
| Jun 2026 | Blk 387 · 5 ROOM · 10 TO 12 · Improved · 78 years left | 118 sqm | S$696,000 | S$5,898 psm |
| May 2026 | Blk 387 · 5 ROOM · 16 TO 18 · Improved · 78 years left | 118 sqm | S$728,000 | S$6,169 psm |
| Aug 2025 | Blk 387 · 5 ROOM · 19 TO 21 · Improved · 78 years left | 118 sqm | S$710,000 | S$6,017 psm |
| Jan 2025 | Blk 387 · 5 ROOM · 07 TO 09 · Improved · 79 years left | 118 sqm | S$738,000 | S$6,254 psm |
| Jan 2025 | Blk 387 · 5 ROOM · 10 TO 12 · Improved · 79 years left | 118 sqm | S$740,888 | S$6,279 psm |
| Dec 2023 | Blk 387 · 5 ROOM · 04 TO 06 · Improved · 80 years left | 118 sqm | S$650,000 | S$5,508 psm |
| Jul 2023 | Blk 387 · 5 ROOM · 10 TO 12 · Improved · 81 years left | 118 sqm | S$670,888 | S$5,685 psm |
| Oct 2022 | Blk 387 · 5 ROOM · 22 TO 24 · Improved · 81 years left | 118 sqm | S$688,000 | S$5,831 psm |
| Aug 2022 | Blk 387 · 5 ROOM · 16 TO 18 · Improved · 81 years left | 118 sqm | S$650,000 | S$5,508 psm |
Showing 11 of 49.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 387 · 5 ROOM | S$3,800 | — |
| Dec 2025 | Blk 387 · 5 ROOM | S$3,700 | — |
| Nov 2025 | Blk 387 · 5 ROOM | S$3,388 | — |
| Jul 2025 | Blk 387 · 5 ROOM | S$2,400 | — |
| Jun 2025 | Blk 387 · 5 ROOM | S$3,900 | — |
| Apr 2025 | Blk 387 · 5 ROOM | S$3,650 | — |
| Apr 2025 | Blk 387 · 5 ROOM | S$3,300 | — |
| May 2024 | Blk 387 · 5 ROOM | S$3,600 | — |
| Mar 2024 | Blk 387 · 5 ROOM | S$3,750 | — |
| Dec 2023 | Blk 387 · 5 ROOM | S$3,700 | — |
| Jul 2023 | Blk 387 · 5 ROOM | S$4,100 | — |
| Jun 2023 | Blk 387 · 5 ROOM | S$2,400 | — |
| Apr 2023 | Blk 387 · 5 ROOM | S$2,600 | — |
| Sept 2022 | Blk 387 · 5 ROOM | S$2,400 | — |
| Jun 2022 | Blk 387 · 5 ROOM | S$2,900 | — |
| Jun 2022 | Blk 387 · 5 ROOM | S$2,000 | — |
| May 2022 | Blk 387 · 5 ROOM | S$2,500 | — |
| Feb 2022 | Blk 387 · 5 ROOM | S$2,450 | — |
| Aug 2021 | Blk 387 · 5 ROOM | S$2,600 | — |
| Jun 2021 | Blk 387 · 5 ROOM | S$2,050 | — |
| May 2021 | Blk 387 · 5 ROOM | S$2,400 | — |
| May 2021 | Blk 387 · 5 ROOM | S$2,300 | — |
| Mar 2021 | Blk 387 · 5 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 76 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 | 71 years | S$649,299 | S$716,878 | S$776,393 | S$789,971 |
| 10 years | 66 years | S$622,877 | S$759,283 | S$890,587 | S$922,010 |
| 20 years | 56 years | S$582,186 | S$865,097 | S$1,190,172 | S$1,275,641 |
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.