Blk 404 Bt Batok West Ave 7
Project page · 99-year lease from 1993
Based on 6 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 406 | 10 TO 12 | 152 sqm | S$885,888 | S$5,828 psm | ×1.000 | S$5,828 psm |
| Oct 2026 | Blk 402 | 07 TO 09 | 145 sqm | S$850,000 | S$5,862 psm | ×1.000 | S$5,862 psm |
| Sept 2026 | Blk 403 | 07 TO 09 | 148 sqm | S$855,000 | S$5,777 psm | ×1.000 | S$5,777 psm |
| Jul 2026 | Blk 405 | 01 TO 03 | 150 sqm | S$798,888 | S$5,326 psm | ×1.000 | S$5,326 psm |
| Feb 2026 | Blk 405 | 10 TO 12 | 148 sqm | S$880,000 | S$5,946 psm | ×0.997 | S$5,928 psm |
| Feb 2026 | Blk 404 | 07 TO 09 | 154 sqm | S$850,000 | S$5,519 psm | ×0.997 | S$5,503 psm |
How accurate is this estimate for Bt Batok West Ave 7?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 8 sales in Bt Batok West Ave 7 since.
- Median error
- 2.0%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 8 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
4.87% gross yield
S$41,400 of rent a year against the estimate above · 0.17 points above flats like it
Homes like this rent for about S$3,450 a month, the middle of 8 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 4.70%, from 17 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 |
|---|---|---|---|
| Jun 2026 | 403 | EXECUTIVE | S$4,200 |
| Apr 2026 | 406 | EXECUTIVE | S$2,850 |
| Mar 2026 | 404 | EXECUTIVE | S$3,200 |
| Feb 2026 | 406 | EXECUTIVE | S$3,500 |
| Jan 2026 | 406 | EXECUTIVE | S$3,000 |
| Dec 2025 | 402 | EXECUTIVE | S$4,200 |
| Nov 2025 | 404 | EXECUTIVE | S$4,400 |
| Oct 2025 | 406 | EXECUTIVE | S$3,400 |
median of 8 HDB rental approvals for EXECUTIVE on Bt Batok West Ave 7 since 2025-10.
Buying or selling at S$850,084?
Buying: Stamp duty on S$850,084 · Cash and CPF needed on S$850,084 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$850,084.
Each opens with this figure filled in; change anything there.
Primary schools near 404 Bt Batok West Ave 7
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 · 414 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Dazhong Primary School · 709 m · no 2025 Phase 2C ballot
1 to 2 km
- Chua Chu Kang Primary School · 1,342 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Lianhua Primary School · 1,530 m · no 2025 Phase 2C ballot
- South View Primary School · 1,722 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 1,743 m · no 2025 Phase 2C ballot
- Concord Primary School · 1,789 m · balloted in 2025 Phase 2C (PRs within 1 km)
- Princess Elizabeth Primary School · 1,795 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2026 | Blk 404 · EXECUTIVE · 07 TO 09 · Apartment · 66 years left | 154 sqm | S$850,000 | S$5,519 psm |
| May 2025 | Blk 404 · EXECUTIVE · 01 TO 03 · Apartment · 67 years left | 145 sqm | S$820,000 | S$5,655 psm |
| Oct 2024 | Blk 404 · EXECUTIVE · 13 TO 15 · Apartment · 68 years left | 143 sqm | S$822,888 | S$5,754 psm |
| Nov 2021 | Blk 404 · EXECUTIVE · 04 TO 06 · Apartment · 71 years left | 150 sqm | S$680,000 | S$4,533 psm |
Showing 4 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 404 · EXECUTIVE | S$3,200 | — |
| Nov 2025 | Blk 404 · EXECUTIVE | S$4,400 | — |
| Apr 2025 | Blk 404 · EXECUTIVE | S$3,400 | — |
| Apr 2024 | Blk 404 · EXECUTIVE | S$3,400 | — |
| Mar 2024 | Blk 404 · EXECUTIVE | S$2,800 | — |
| Apr 2023 | Blk 404 · EXECUTIVE | S$3,000 | — |
| Apr 2022 | Blk 404 · EXECUTIVE | S$2,400 | — |
| Mar 2022 | Blk 404 · EXECUTIVE | S$3,000 | — |
| Mar 2021 | Blk 404 · EXECUTIVE | S$1,900 | — |
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 65 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 | 60 years | S$823,543 | S$909,257 | S$984,743 | S$1,001,965 |
| 10 years | 55 years | S$794,550 | S$968,551 | S$1,136,044 | S$1,176,127 |
| 20 years | 45 years | S$720,268 | S$1,070,281 | S$1,472,456 | S$1,578,197 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.