Blk 391 Bt Batok West Ave 5
Project page · 99-year lease from 2004
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 391 | 04 TO 06 | 86 sqm | S$510,000 | S$5,930 psm | ×1.000 | S$5,930 psm |
| Aug 2026 | Blk 391 | 10 TO 12 | 92 sqm | S$555,000 | S$6,033 psm | ×1.000 | S$6,033 psm |
| Aug 2026 | Blk 391 | 16 TO 18 | 92 sqm | S$580,000 | S$6,304 psm | ×1.000 | S$6,304 psm |
| Jun 2026 | Blk 391 | 07 TO 09 | 92 sqm | S$540,000 | S$5,870 psm | ×1.000 | S$5,870 psm |
| May 2026 | Blk 391 | 04 TO 06 | 92 sqm | S$562,000 | S$6,109 psm | ×1.000 | S$6,109 psm |
| Feb 2026 | Blk 391 | 01 TO 03 | 92 sqm | S$509,000 | S$5,533 psm | ×0.997 | S$5,516 psm |
| Feb 2026 | Blk 391 | 04 TO 06 | 92 sqm | S$550,000 | S$5,978 psm | ×0.997 | S$5,961 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.
7.00% gross yield
S$38,400 of rent a year against the estimate above · 0.8 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$548,377?
Buying: Stamp duty on S$548,377 · Cash and CPF needed on S$548,377 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$548,377.
Each opens with this figure filled in; change anything there.
Primary schools near 391 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 · 181 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Dazhong Primary School · 839 m · no 2025 Phase 2C ballot
1 to 2 km
- Lianhua Primary School · 1,225 m · no 2025 Phase 2C ballot
- CHIJ Our Lady Queen of Peace (girls) · 1,595 m · no 2025 Phase 2C ballot
- Chua Chu Kang Primary School · 1,716 m · balloted in 2025 Phase 2C (citizens within 1 km)
- South View Primary School · 1,772 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Teck Whye Primary School · 1,909 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Bukit Panjang Primary School · 1,947 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 |
|---|---|---|---|---|
| Sept 2026 | Blk 391 · 4 ROOM · 04 TO 06 · Model A · 77 years left | 86 sqm | S$510,000 | S$5,930 psm |
| Aug 2026 | Blk 391 · 4 ROOM · 16 TO 18 · Model A · 77 years left | 92 sqm | S$580,000 | S$6,304 psm |
| Aug 2026 | Blk 391 · 4 ROOM · 10 TO 12 · Model A · 77 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Jun 2026 | Blk 391 · 4 ROOM · 07 TO 09 · Model A · 77 years left | 92 sqm | S$540,000 | S$5,870 psm |
| May 2026 | Blk 391 · 4 ROOM · 04 TO 06 · Model A · 77 years left | 92 sqm | S$562,000 | S$6,109 psm |
| Feb 2026 | Blk 391 · 4 ROOM · 04 TO 06 · Model A · 78 years left | 92 sqm | S$550,000 | S$5,978 psm |
| Feb 2026 | Blk 391 · 4 ROOM · 01 TO 03 · Model A · 78 years left | 92 sqm | S$509,000 | S$5,533 psm |
| Apr 2025 | Blk 391 · 4 ROOM · 07 TO 09 · Model A · 79 years left | 86 sqm | S$555,000 | S$6,453 psm |
| Mar 2025 | Blk 391 · 4 ROOM · 10 TO 12 · Model A · 79 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Mar 2025 | Blk 391 · 4 ROOM · 07 TO 09 · Model A · 79 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Feb 2025 | Blk 391 · 4 ROOM · 19 TO 21 · Model A · 79 years left | 90 sqm | S$588,000 | S$6,533 psm |
| Dec 2024 | Blk 391 · 4 ROOM · 13 TO 15 · Model A · 79 years left | 90 sqm | S$558,000 | S$6,200 psm |
| May 2024 | Blk 391 · 4 ROOM · 13 TO 15 · Model A · 79 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Apr 2024 | Blk 391 · 4 ROOM · 13 TO 15 · Model A · 80 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Dec 2023 | Blk 391 · 4 ROOM · 16 TO 18 · Model A · 80 years left | 92 sqm | S$530,000 | S$5,761 psm |
| Oct 2023 | Blk 391 · 4 ROOM · 22 TO 24 · Model A · 80 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Sept 2023 | Blk 391 · 4 ROOM · 07 TO 09 · Model A · 80 years left | 90 sqm | S$508,000 | S$5,644 psm |
| Aug 2023 | Blk 391 · 4 ROOM · 01 TO 03 · Model A · 80 years left | 86 sqm | S$490,000 | S$5,698 psm |
| May 2023 | Blk 391 · 4 ROOM · 07 TO 09 · Model A · 80 years left | 92 sqm | S$515,000 | S$5,598 psm |
| May 2023 | Blk 391 · 4 ROOM · 01 TO 03 · Model A · 80 years left | 86 sqm | S$485,000 | S$5,640 psm |
| Apr 2023 | Blk 391 · 4 ROOM · 10 TO 12 · Model A · 80 years left | 90 sqm | S$530,000 | S$5,889 psm |
| Apr 2023 | Blk 391 · 4 ROOM · 13 TO 15 · Model A · 80 years left | 92 sqm | S$528,000 | S$5,739 psm |
| Dec 2022 | Blk 391 · 4 ROOM · 22 TO 24 · Model A · 81 years left | 86 sqm | S$515,000 | S$5,988 psm |
| Oct 2022 | Blk 391 · 4 ROOM · 22 TO 24 · Model A · 81 years left | 92 sqm | S$555,000 | S$6,033 psm |
| Jun 2022 | Blk 391 · 4 ROOM · 19 TO 21 · Model A · 81 years left | 92 sqm | S$510,000 | S$5,543 psm |
| Apr 2022 | Blk 391 · 4 ROOM · 13 TO 15 · Model A · 82 years left | 86 sqm | S$491,000 | S$5,709 psm |
| Mar 2022 | Blk 391 · 4 ROOM · 13 TO 15 · Model A · 82 years left | 92 sqm | S$491,000 | S$5,337 psm |
| Jan 2022 | Blk 391 · 4 ROOM · 01 TO 03 · Model A · 82 years left excluded: outlier | 92 sqm | S$408,000 | S$4,435 psm |
| Dec 2021 | Blk 391 · 4 ROOM · 13 TO 15 · Model A · 82 years left | 92 sqm | S$468,000 | S$5,087 psm |
| Oct 2021 | Blk 391 · 4 ROOM · 22 TO 24 · Model A · 82 years left | 92 sqm | S$476,000 | S$5,174 psm |
Showing 30 of 155.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 391 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 391 · 4 ROOM | S$3,200 | — |
| Jun 2026 | Blk 391 · 4 ROOM | S$3,150 | — |
| Feb 2026 | Blk 391 · 4 ROOM | S$3,200 | — |
| Dec 2025 | Blk 391 · 4 ROOM | S$3,350 | — |
| Nov 2025 | Blk 391 · 4 ROOM | S$3,200 | — |
| Oct 2025 | Blk 391 · 4 ROOM | S$2,800 | — |
| Aug 2025 | Blk 391 · 4 ROOM | S$3,300 | — |
| Aug 2025 | Blk 391 · 4 ROOM | S$3,200 | — |
| Aug 2025 | Blk 391 · 4 ROOM | S$3,100 | — |
| Jul 2025 | Blk 391 · 4 ROOM | S$3,200 | — |
| Jul 2025 | Blk 391 · 4 ROOM | S$2,900 | — |
| Jun 2025 | Blk 391 · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 391 · 4 ROOM | S$3,200 | — |
| Apr 2025 | Blk 391 · 4 ROOM | S$3,300 | — |
| Aug 2024 | Blk 391 · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 391 · 4 ROOM | S$3,300 | — |
| Jul 2024 | Blk 391 · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 391 · 4 ROOM | S$2,800 | — |
| Feb 2024 | Blk 391 · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 391 · 4 ROOM | S$3,350 | — |
| Nov 2023 | Blk 391 · 4 ROOM | S$2,200 | — |
| Aug 2023 | Blk 391 · 4 ROOM | S$3,300 | — |
| Jul 2023 | Blk 391 · 4 ROOM | S$3,400 | — |
| May 2023 | Blk 391 · 4 ROOM | S$3,600 | — |
| Apr 2023 | Blk 391 · 4 ROOM | S$3,300 | — |
| Dec 2022 | Blk 391 · 4 ROOM | S$2,700 | — |
| Aug 2022 | Blk 391 · 4 ROOM | S$2,200 | — |
| Mar 2022 | Blk 391 · 4 ROOM | S$1,850 | — |
| Feb 2022 | Blk 391 · 4 ROOM | S$2,700 | — |
| Feb 2022 | Blk 391 · 4 ROOM | S$2,000 | — |
| Sept 2021 | Blk 391 · 4 ROOM | S$2,600 | — |
| Sept 2021 | Blk 391 · 4 ROOM | S$2,000 | — |
| Aug 2021 | Blk 391 · 4 ROOM | S$2,700 | — |
| Jul 2021 | Blk 391 · 4 ROOM | S$1,950 | — |
| Jun 2021 | Blk 391 · 4 ROOM | S$2,000 | — |
| May 2021 | Blk 391 · 4 ROOM | S$2,400 | — |
| Mar 2021 | Blk 391 · 4 ROOM | S$1,700 | — |
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$517,530 | S$571,395 | S$618,831 | S$629,654 |
| 10 years | 66 years | S$496,470 | S$605,194 | S$709,851 | S$734,897 |
| 20 years | 56 years | S$464,037 | S$689,534 | S$948,638 | S$1,016,761 |
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.