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HDB · 650394

Blk 394 Bt Batok West Ave 5

Project page · 99-year lease from 2004

Indicative value range
S$550,279 – S$604,107
Indicative mid S$579,000 · S$6,293 psm

Based on 32 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 38522 TO 2490 sqmS$613,000S$6,811 psm×1.000S$6,811 psm
Sept 2026Blk 39104 TO 0686 sqmS$510,000S$5,930 psm×1.000S$5,930 psm
Sept 2026Blk 39319 TO 2192 sqmS$580,000S$6,304 psm×1.000S$6,304 psm
Aug 2026Blk 39510 TO 1292 sqmS$530,000S$5,761 psm×1.000S$5,761 psm
Aug 2026Blk 39519 TO 2190 sqmS$608,000S$6,756 psm×1.000S$6,756 psm
Aug 2026Blk 39110 TO 1292 sqmS$555,000S$6,033 psm×1.000S$6,033 psm
Aug 2026Blk 39513 TO 1592 sqmS$530,000S$5,761 psm×1.000S$5,761 psm
Aug 2026Blk 38425 TO 2790 sqmS$596,888S$6,632 psm×1.000S$6,632 psm
Aug 2026Blk 38622 TO 2490 sqmS$575,000S$6,389 psm×1.000S$6,389 psm
Aug 2026Blk 39116 TO 1892 sqmS$580,000S$6,304 psm×1.000S$6,304 psm
Jul 2026Blk 38425 TO 2790 sqmS$600,888S$6,677 psm×1.000S$6,677 psm
Jul 2026Blk 38325 TO 2790 sqmS$595,000S$6,611 psm×1.000S$6,611 psm
Jul 2026Blk 38604 TO 0692 sqmS$550,000S$5,978 psm×1.000S$5,978 psm
Jul 2026Blk 39204 TO 0692 sqmS$578,000S$6,283 psm×1.000S$6,283 psm
Jul 2026Blk 38307 TO 0990 sqmS$590,000S$6,556 psm×1.000S$6,556 psm
Jul 2026Blk 39407 TO 0992 sqmS$600,000S$6,522 psm×1.000S$6,522 psm
Jul 2026Blk 38325 TO 2790 sqmS$582,000S$6,467 psm×1.000S$6,467 psm
Jun 2026Blk 39107 TO 0992 sqmS$540,000S$5,870 psm×1.000S$5,870 psm
May 2026Blk 39104 TO 0692 sqmS$562,000S$6,109 psm×1.000S$6,109 psm
Mar 2026Blk 38519 TO 2192 sqmS$578,000S$6,283 psm×0.997S$6,264 psm
Mar 2026Blk 38407 TO 0992 sqmS$555,000S$6,033 psm×0.997S$6,015 psm
Feb 2026Blk 39101 TO 0392 sqmS$509,000S$5,533 psm×0.997S$5,516 psm
Feb 2026Blk 39516 TO 1892 sqmS$600,000S$6,522 psm×0.997S$6,503 psm
Feb 2026Blk 39104 TO 0692 sqmS$550,000S$5,978 psm×0.997S$5,961 psm
Jan 2026Blk 38522 TO 2486 sqmS$630,000S$7,326 psm×0.997S$7,304 psm
Jan 2026Blk 38313 TO 1586 sqmS$538,000S$6,256 psm×0.997S$6,237 psm
Jan 2026Blk 38419 TO 2192 sqmS$608,888S$6,618 psm×0.997S$6,599 psm
Jan 2026Blk 38501 TO 0390 sqmS$540,000S$6,000 psm×0.997S$5,982 psm
Jan 2026Blk 38416 TO 1890 sqmS$598,800S$6,653 psm×0.997S$6,634 psm
Jan 2026Blk 39413 TO 1592 sqmS$588,888S$6,401 psm×0.997S$6,382 psm
Dec 2025Blk 39301 TO 0392 sqmS$550,000S$5,978 psm×0.996S$5,955 psm
Nov 2025Blk 38301 TO 0386 sqmS$535,000S$6,221 psm×0.996S$6,196 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.

6.63% gross yield

S$38,400 of rent a year against the estimate above · 0.43 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$579,000?

Buying: Stamp duty on S$579,000 · Cash and CPF needed on S$579,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$579,000.

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

Primary schools near 394 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
Jul 2026
Blk 394 · 4 ROOM · 07 TO 09 · Model A · 77 years left
92 sqmS$600,000S$6,522 psm
Jan 2026
Blk 394 · 4 ROOM · 13 TO 15 · Model A · 78 years left
92 sqmS$588,888S$6,401 psm
Dec 2025
Blk 394 · 5 ROOM · 01 TO 03 · Improved · 78 years left
115 sqmS$622,000S$5,409 psm
Apr 2025
Blk 394 · 5 ROOM · 13 TO 15 · Improved · 79 years left
115 sqmS$755,000S$6,565 psm
Feb 2025
Blk 394 · 5 ROOM · 04 TO 06 · Improved · 79 years left
115 sqmS$700,000S$6,087 psm
Jan 2025
Blk 394 · 5 ROOM · 10 TO 12 · Improved · 79 years left
115 sqmS$735,000S$6,391 psm
Dec 2024
Blk 394 · 4 ROOM · 04 TO 06 · Model A · 79 years left
92 sqmS$586,000S$6,370 psm
Dec 2024
Blk 394 · 4 ROOM · 04 TO 06 · Model A · 79 years left
92 sqmS$530,000S$5,761 psm
Oct 2024
Blk 394 · 4 ROOM · 22 TO 24 · Model A · 79 years left
92 sqmS$538,888S$5,857 psm
Aug 2024
Blk 394 · 4 ROOM · 01 TO 03 · Model A · 79 years left
92 sqmS$513,000S$5,576 psm
Jul 2024
Blk 394 · 4 ROOM · 16 TO 18 · Model A · 79 years left
92 sqmS$560,000S$6,087 psm
Mar 2024
Blk 394 · 5 ROOM · 04 TO 06 · Improved · 80 years left
118 sqmS$666,000S$5,644 psm
Feb 2024
Blk 394 · 5 ROOM · 04 TO 06 · Improved · 80 years left
118 sqmS$655,000S$5,551 psm
Jan 2024
Blk 394 · 4 ROOM · 25 TO 27 · Model A · 80 years left
92 sqmS$568,000S$6,174 psm
Sept 2023
Blk 394 · 5 ROOM · 01 TO 03 · Improved · 80 years left
118 sqmS$610,000S$5,169 psm
Jul 2023
Blk 394 · 5 ROOM · 16 TO 18 · Improved · 80 years left
115 sqmS$700,800S$6,094 psm
Jun 2023
Blk 394 · 5 ROOM · 10 TO 12 · Improved · 80 years left
118 sqmS$695,000S$5,890 psm
May 2023
Blk 394 · 4 ROOM · 19 TO 21 · Model A · 80 years left
92 sqmS$528,000S$5,739 psm
Mar 2023
Blk 394 · 5 ROOM · 07 TO 09 · Improved · 81 years left
118 sqmS$635,000S$5,381 psm
Feb 2023
Blk 394 · 4 ROOM · 07 TO 09 · Model A · 81 years left
92 sqmS$508,000S$5,522 psm
Aug 2022
Blk 394 · 4 ROOM · 01 TO 03 · Model A · 81 years left
92 sqmS$460,000S$5,000 psm
Jan 2022
Blk 394 · 4 ROOM · 13 TO 15 · Model A · 82 years left
92 sqmS$480,000S$5,217 psm
See more

Showing 22 of 100.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years71 yearsS$546,430S$603,303S$653,389S$664,816
10 years66 yearsS$524,194S$638,990S$749,491S$775,936
20 years56 yearsS$489,950S$728,040S$1,001,613S$1,073,541

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.