homequant
HDB · 650417

Blk 417 Bt Batok West Ave 4

Project page · 99-year lease from 1986

Indicative value range
S$406,501 – S$423,536
Indicative mid S$413,776 · S$5,668 psm

Based on 7 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 41604 TO 0673 sqmS$405,000S$5,548 psm×1.000S$5,548 psm
Jul 2026Blk 40804 TO 0668 sqmS$360,000S$5,294 psm×1.000S$5,294 psm
Jul 2026Blk 41607 TO 0973 sqmS$408,000S$5,589 psm×1.000S$5,589 psm
Mar 2026Blk 41107 TO 0973 sqmS$420,000S$5,753 psm×0.997S$5,736 psm
Feb 2026Blk 41610 TO 1273 sqmS$415,000S$5,685 psm×0.997S$5,668 psm
Dec 2025Blk 41407 TO 0973 sqmS$430,000S$5,890 psm×0.996S$5,867 psm
Nov 2025Blk 40907 TO 0968 sqmS$405,000S$5,956 psm×0.996S$5,932 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.

7.69% gross yield

S$31,800 of rent a year against the estimate above · 0.12 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

ApprovedBlockFlatRent a month
Sept 20264143 ROOMS$3,050
Aug 20264143 ROOMS$2,500
Jul 20264143 ROOMS$2,700
Jun 20264143 ROOMS$2,200
May 20264103 ROOMS$2,700
May 20264153 ROOMS$2,500
May 20264113 ROOMS$2,200
Mar 20264093 ROOMS$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$413,776?

Buying: Stamp duty on S$413,776 · Cash and CPF needed on S$413,776 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$413,776.

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

Primary schools near 417 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Mar 2026
Blk 417 · 4 ROOM · 04 TO 06 · Model A · 59 years left
excluded: outlier
103 sqmS$490,000S$4,757 psm
Oct 2025
Blk 417 · 3 ROOM · 10 TO 12 · Model A · 60 years left
73 sqmS$435,000S$5,959 psm
Oct 2025
Blk 417 · 3 ROOM · 07 TO 09 · Model A · 60 years left
73 sqmS$420,000S$5,753 psm
Oct 2025
Blk 417 · 3 ROOM · 04 TO 06 · Model A · 60 years left
73 sqmS$403,000S$5,521 psm
May 2025
Blk 417 · 3 ROOM · 10 TO 12 · Model A · 60 years left
73 sqmS$402,888S$5,519 psm
May 2025
Blk 417 · 3 ROOM · 07 TO 09 · Model A · 60 years left
73 sqmS$420,000S$5,753 psm
Apr 2025
Blk 417 · 4 ROOM · 10 TO 12 · Model A · 60 years left
103 sqmS$580,000S$5,631 psm
Jul 2024
Blk 417 · 4 ROOM · 01 TO 03 · Model A · 61 years left
excluded: outlier
103 sqmS$468,000S$4,544 psm
Mar 2024
Blk 417 · 4 ROOM · 07 TO 09 · Model A · 61 years left
103 sqmS$508,000S$4,932 psm
Oct 2023
Blk 417 · 3 ROOM · 10 TO 12 · Model A · 62 years left
73 sqmS$365,000S$5,000 psm
Jul 2023
Blk 417 · 4 ROOM · 07 TO 09 · Model A · 62 years left
103 sqmS$498,000S$4,835 psm
Jan 2023
Blk 417 · 4 ROOM · 01 TO 03 · Model A · 63 years left
103 sqmS$420,000S$4,078 psm
Oct 2022
Blk 417 · 4 ROOM · 10 TO 12 · Model A · 63 years left
103 sqmS$480,000S$4,660 psm
Oct 2022
Blk 417 · 4 ROOM · 01 TO 03 · Model A · 63 years left
107 sqmS$442,000S$4,131 psm
Aug 2022
Blk 417 · 3 ROOM · 10 TO 12 · Model A · 63 years left
73 sqmS$348,000S$4,767 psm
Jul 2022
Blk 417 · 3 ROOM · 04 TO 06 · Model A · 63 years left
73 sqmS$343,500S$4,705 psm
Oct 2021
Blk 417 · 4 ROOM · 04 TO 06 · Model A · 64 years left
103 sqmS$395,000S$3,835 psm
Oct 2021
Blk 417 · 3 ROOM · 10 TO 12 · Model A · 64 years left
73 sqmS$320,000S$4,384 psm
See more

Showing 18 of 86.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$394,989S$436,099S$472,304S$480,564
10 years48 yearsS$375,092S$457,235S$536,305S$555,228
20 years38 yearsS$329,746S$489,985S$674,105S$722,514

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.