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HDB · 650389

Blk 389 Bt Batok West Ave 5

Project page · 99-year lease from 2005

Indicative value range
S$697,000 – S$760,367
Indicative mid S$728,000 · S$6,169 psm

Based on 19 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 38704 TO 06118 sqmS$660,000S$5,593 psm×1.000S$5,593 psm
Aug 2026Blk 38819 TO 21110 sqmS$718,000S$6,527 psm×1.000S$6,527 psm
Jul 2026Blk 38813 TO 15110 sqmS$668,888S$6,081 psm×1.000S$6,081 psm
Jul 2026Blk 38719 TO 21118 sqmS$680,000S$5,763 psm×1.000S$5,763 psm
Jul 2026Blk 38404 TO 06118 sqmS$638,000S$5,407 psm×1.000S$5,407 psm
Jul 2026Blk 38316 TO 18115 sqmS$748,000S$6,504 psm×1.000S$6,504 psm
Jun 2026Blk 39013 TO 15118 sqmS$698,000S$5,915 psm×1.000S$5,915 psm
Jun 2026Blk 38710 TO 12118 sqmS$696,000S$5,898 psm×1.000S$5,898 psm
May 2026Blk 38622 TO 24118 sqmS$776,888S$6,584 psm×1.000S$6,584 psm
May 2026Blk 38716 TO 18118 sqmS$728,000S$6,169 psm×1.000S$6,169 psm
May 2026Blk 38419 TO 21118 sqmS$738,000S$6,254 psm×1.000S$6,254 psm
Apr 2026Blk 39325 TO 27118 sqmS$755,000S$6,398 psm×1.000S$6,398 psm
Apr 2026Blk 38622 TO 24118 sqmS$780,000S$6,610 psm×1.000S$6,610 psm
Apr 2026Blk 39219 TO 21118 sqmS$755,000S$6,398 psm×1.000S$6,398 psm
Feb 2026Blk 38516 TO 18115 sqmS$690,000S$6,000 psm×0.997S$5,982 psm
Feb 2026Blk 38422 TO 24118 sqmS$750,000S$6,356 psm×0.997S$6,337 psm
Jan 2026Blk 38616 TO 18118 sqmS$768,000S$6,508 psm×0.997S$6,489 psm
Dec 2025Blk 39022 TO 24118 sqmS$715,000S$6,059 psm×0.996S$6,036 psm
Dec 2025Blk 39401 TO 03115 sqmS$622,000S$5,409 psm×0.996S$5,387 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.

5.77% gross yield

S$42,000 of rent a year against the estimate above · 0.32 points below 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

ApprovedBlockFlatRent a month
Sept 20263845 ROOMS$3,700
Sept 20263945 ROOMS$3,700
Sept 20263925 ROOMS$3,500
Aug 20263845 ROOMS$3,500
Aug 20263885 ROOMS$3,500
Jul 20263885 ROOMS$3,500
Jun 2026437A5 ROOMS$3,500
Jun 20263895 ROOMS$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$728,000?

Buying: Stamp duty on S$728,000 · Cash and CPF needed on S$728,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$728,000.

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

Primary schools near 389 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
Jun 2026
Blk 389 · 5 ROOM · 01 TO 03 · Improved · 78 years left
excluded: outlier
118 sqmS$575,000S$4,873 psm
Sept 2025
Blk 389 · 5 ROOM · 10 TO 12 · Improved · 78 years left
110 sqmS$650,000S$5,909 psm
Jul 2024
Blk 389 · 5 ROOM · 01 TO 03 · Improved · 80 years left
118 sqmS$657,200S$5,569 psm
Jun 2024
Blk 389 · 5 ROOM · 13 TO 15 · Improved · 80 years left
110 sqmS$660,000S$6,000 psm
Oct 2023
Blk 389 · 5 ROOM · 22 TO 24 · Improved · 80 years left
118 sqmS$690,000S$5,847 psm
Jan 2023
Blk 389 · 5 ROOM · 16 TO 18 · Improved · 81 years left
118 sqmS$677,000S$5,737 psm
See more

Showing 6 of 43.

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$687,048S$758,557S$821,532S$835,899
10 years67 yearsS$659,090S$803,427S$942,365S$975,615
20 years57 yearsS$616,033S$915,393S$1,259,367S$1,349,805

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.