Blk 416 Bt Batok West Ave 4
Project page · 99-year lease from 1987
Based on 3 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 416 | 04 TO 06 | 73 sqm | S$405,000 | S$5,548 psm | ×1.000 | S$5,548 psm |
| Jul 2026 | Blk 416 | 07 TO 09 | 73 sqm | S$408,000 | S$5,589 psm | ×1.000 | S$5,589 psm |
| Feb 2026 | Blk 416 | 10 TO 12 | 73 sqm | S$415,000 | S$5,685 psm | ×0.997 | S$5,668 psm |
How accurate is this estimate for Bt Batok West Ave 4?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 17 sales in Bt Batok West Ave 4 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.
7.79% gross yield
S$31,800 of rent a year against the estimate above · 0.02 points below flats like it
Homes like this rent for about S$2,650 a month, the middle of 18 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 414 | 3 ROOM | S$3,050 |
| Aug 2026 | 414 | 3 ROOM | S$2,500 |
| Jul 2026 | 414 | 3 ROOM | S$2,700 |
| Jun 2026 | 414 | 3 ROOM | S$2,200 |
| May 2026 | 410 | 3 ROOM | S$2,700 |
| May 2026 | 415 | 3 ROOM | S$2,500 |
| May 2026 | 411 | 3 ROOM | S$2,200 |
| Mar 2026 | 409 | 3 ROOM | S$2,600 |
median of 18 HDB rental approvals for 3 ROOM on Bt Batok West Ave 4 since 2025-10.
Buying or selling at S$408,000?
Buying: Stamp duty on S$408,000 · Cash and CPF needed on S$408,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$408,000.
Each opens with this figure filled in; change anything there.
Primary schools near 416 Bt Batok West Ave 4
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 · 330 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Dazhong Primary School · 441 m · no 2025 Phase 2C ballot
1 to 2 km
- Lianhua Primary School · 1,278 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,577 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Chua Chu Kang Primary School · 1,610 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 1,655 m · no 2025 Phase 2C ballot
- South View Primary School · 1,963 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Bukit View Primary School · 1,966 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 416 · 3 ROOM · 04 TO 06 · Model A · 60 years left | 73 sqm | S$405,000 | S$5,548 psm |
| Aug 2026 | Blk 416 · 4 ROOM · 10 TO 12 · Model A · 60 years left | 103 sqm | S$508,000 | S$4,932 psm |
| Jul 2026 | Blk 416 · 3 ROOM · 07 TO 09 · Model A · 60 years left | 73 sqm | S$408,000 | S$5,589 psm |
| Feb 2026 | Blk 416 · 3 ROOM · 10 TO 12 · Model A · 61 years left | 73 sqm | S$415,000 | S$5,685 psm |
| Oct 2025 | Blk 416 · 3 ROOM · 07 TO 09 · Model A · 61 years left | 73 sqm | S$420,000 | S$5,753 psm |
| Sept 2025 | Blk 416 · 4 ROOM · 07 TO 09 · Model A · 61 years left | 103 sqm | S$560,000 | S$5,437 psm |
| Apr 2025 | Blk 416 · 3 ROOM · 01 TO 03 · Model A · 62 years left | 73 sqm | S$420,000 | S$5,753 psm |
| Mar 2025 | Blk 416 · 3 ROOM · 07 TO 09 · Model A · 62 years left excluded: outlier | 73 sqm | S$380,000 | S$5,205 psm |
| Nov 2024 | Blk 416 · 3 ROOM · 07 TO 09 · Model A · 62 years left | 73 sqm | S$405,000 | S$5,548 psm |
| May 2024 | Blk 416 · 3 ROOM · 07 TO 09 · Model A · 63 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Apr 2024 | Blk 416 · 3 ROOM · 07 TO 09 · Model A · 63 years left excluded: outlier | 73 sqm | S$430,000 | S$5,890 psm |
| Nov 2023 | Blk 416 · 3 ROOM · 01 TO 03 · Model A · 63 years left | 73 sqm | S$380,000 | S$5,205 psm |
| Dec 2022 | Blk 416 · 3 ROOM · 01 TO 03 · Model A · 64 years left | 73 sqm | S$355,000 | S$4,863 psm |
| Mar 2022 | Blk 416 · 3 ROOM · 10 TO 12 · Model A · 65 years left | 73 sqm | S$335,000 | S$4,589 psm |
| Feb 2022 | Blk 416 · 3 ROOM · 10 TO 12 · Model A · 65 years left | 73 sqm | S$333,000 | S$4,562 psm |
| Jan 2022 | Blk 416 · 3 ROOM · 07 TO 09 · Model A · 65 years left | 73 sqm | S$348,000 | S$4,767 psm |
| Jan 2022 | Blk 416 · 3 ROOM · 04 TO 06 · Model A · 65 years left | 73 sqm | S$320,000 | S$4,384 psm |
| Oct 2021 | Blk 416 · 3 ROOM · 04 TO 06 · Model A · 65 years left | 73 sqm | S$320,000 | S$4,384 psm |
Showing 18 of 88.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 416 · 4 ROOM | S$3,100 | — |
| May 2026 | Blk 416 · 4 ROOM | S$3,300 | — |
| Dec 2025 | Blk 416 · 4 ROOM | S$3,300 | — |
| Oct 2025 | Blk 416 · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 416 · 3 ROOM | S$2,800 | — |
| Jul 2025 | Blk 416 · 4 ROOM | S$3,200 | — |
| May 2025 | Blk 416 · 3 ROOM | S$2,700 | — |
| Jul 2024 | Blk 416 · 4 ROOM | S$2,500 | — |
| Jun 2024 | Blk 416 · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 416 · 3 ROOM | S$2,700 | — |
| Dec 2023 | Blk 416 · 4 ROOM | S$3,500 | — |
| Aug 2023 | Blk 416 · 3 ROOM | S$2,900 | — |
| Jun 2023 | Blk 416 · 4 ROOM | S$3,200 | — |
| Apr 2022 | Blk 416 · 4 ROOM | S$2,900 | — |
| Dec 2021 | Blk 416 · 4 ROOM | S$2,450 | — |
| Oct 2021 | Blk 416 · 4 ROOM | S$2,300 | — |
| Aug 2021 | Blk 416 · 3 ROOM | S$1,700 | — |
| Jul 2021 | Blk 416 · 4 ROOM | S$2,600 | — |
| Mar 2021 | Blk 416 · 4 ROOM | S$2,000 | — |
| Mar 2021 | Blk 416 · 4 ROOM | S$1,600 | — |
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 59 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 | 54 years | S$389,475 | S$430,012 | S$465,711 | S$473,856 |
| 10 years | 49 years | S$369,856 | S$450,853 | S$528,819 | S$547,478 |
| 20 years | 39 years | S$325,143 | S$483,146 | S$664,696 | S$712,429 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.