Blk 420 Bt Batok West Ave 2
Project page · 99-year lease from 1988
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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 423 | 10 TO 12 | 68 sqm | S$392,000 | S$5,765 psm | ×1.000 | S$5,765 psm |
| Jul 2026 | Blk 424 | 01 TO 03 | 64 sqm | S$381,000 | S$5,953 psm | ×1.000 | S$5,953 psm |
| May 2026 | Blk 423 | 04 TO 06 | 68 sqm | S$370,000 | S$5,441 psm | ×1.000 | S$5,441 psm |
| Mar 2026 | Blk 420 | 01 TO 03 | 68 sqm | S$385,000 | S$5,662 psm | ×0.997 | S$5,645 psm |
| Feb 2026 | Blk 423 | 10 TO 12 | 68 sqm | S$390,000 | S$5,735 psm | ×0.997 | S$5,718 psm |
| Feb 2026 | Blk 421 | 10 TO 12 | 68 sqm | S$389,888 | S$5,734 psm | ×0.997 | S$5,717 psm |
How accurate is this estimate for Bt Batok West Ave 2?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 14 sales in Bt Batok West Ave 2 since.
- Median error
- 5.1%
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.
7.72% gross yield
S$30,000 of rent a year against the estimate above · 0.34 points above flats like it
Homes like this rent for about S$2,500 a month, the middle of 15 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 7.38%, from 24 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 |
|---|---|---|---|
| Aug 2026 | 424 | 3 ROOM | S$2,800 |
| Aug 2026 | 421 | 3 ROOM | S$2,700 |
| Aug 2026 | 421 | 3 ROOM | S$2,500 |
| Jul 2026 | 421 | 3 ROOM | S$2,500 |
| Jul 2026 | 421 | 3 ROOM | S$2,000 |
| Jun 2026 | 421 | 3 ROOM | S$1,950 |
| May 2026 | 423 | 3 ROOM | S$2,900 |
| Apr 2026 | 420 | 3 ROOM | S$2,700 |
median of 15 HDB rental approvals for 3 ROOM on Bt Batok West Ave 2 since 2025-10.
Buying or selling at S$388,794?
Buying: Stamp duty on S$388,794 · Cash and CPF needed on S$388,794 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$388,794.
Each opens with this figure filled in; change anything there.
Primary schools near 420 Bt Batok West Ave 2
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 · 376 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Dazhong Primary School · 387 m · no 2025 Phase 2C ballot
1 to 2 km
- Lianhua Primary School · 1,242 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,498 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 1,593 m · no 2025 Phase 2C ballot
- Chua Chu Kang Primary School · 1,677 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 1,903 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Apr 2026 | Blk 420 · 4 ROOM · 01 TO 03 · New Generation · 61 years left | 94 sqm | S$490,000 | S$5,213 psm |
| Mar 2026 | Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 61 years left | 68 sqm | S$385,000 | S$5,662 psm |
| Dec 2025 | Blk 420 · 4 ROOM · 07 TO 09 · New Generation · 62 years left | 94 sqm | S$510,000 | S$5,426 psm |
| Sept 2025 | Blk 420 · 3 ROOM · 01 TO 03 · New Generation · 62 years left excluded: outlier | 68 sqm | S$375,000 | S$5,515 psm |
| Mar 2025 | Blk 420 · 3 ROOM · 04 TO 06 · New Generation · 62 years left | 68 sqm | S$410,000 | S$6,029 psm |
| Jan 2025 | Blk 420 · 3 ROOM · 07 TO 09 · New Generation · 62 years left excluded: outlier | 68 sqm | S$373,000 | S$5,485 psm |
| Nov 2024 | Blk 420 · 4 ROOM · 10 TO 12 · New Generation · 63 years left | 94 sqm | S$528,000 | S$5,617 psm |
| Aug 2024 | Blk 420 · 4 ROOM · 10 TO 12 · New Generation · 63 years left | 94 sqm | S$480,000 | S$5,106 psm |
| May 2023 | Blk 420 · 3 ROOM · 07 TO 09 · New Generation · 64 years left | 68 sqm | S$355,000 | S$5,221 psm |
| May 2022 | Blk 420 · 3 ROOM · 10 TO 12 · New Generation · 65 years left | 68 sqm | S$345,000 | S$5,074 psm |
| Apr 2022 | Blk 420 · 3 ROOM · 04 TO 06 · New Generation · 65 years left | 68 sqm | S$334,000 | S$4,912 psm |
Showing 11 of 76.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 420 · 4 ROOM | S$3,300 | — |
| Apr 2026 | Blk 420 · 3 ROOM | S$2,700 | — |
| Jan 2026 | Blk 420 · 3 ROOM | S$2,500 | — |
| Dec 2025 | Blk 420 · 3 ROOM | S$2,700 | — |
| May 2025 | Blk 420 · 4 ROOM | S$3,300 | — |
| May 2025 | Blk 420 · 3 ROOM | S$2,500 | — |
| Feb 2025 | Blk 420 · 3 ROOM | S$2,700 | — |
| Aug 2024 | Blk 420 · 3 ROOM | S$2,800 | — |
| May 2024 | Blk 420 · 4 ROOM | S$3,300 | — |
| Jan 2024 | Blk 420 · 3 ROOM | S$2,800 | — |
| Oct 2023 | Blk 420 · 3 ROOM | S$2,800 | — |
| Aug 2023 | Blk 420 · 3 ROOM | S$2,800 | — |
| May 2023 | Blk 420 · 3 ROOM | S$2,200 | — |
| Apr 2023 | Blk 420 · 4 ROOM | S$3,300 | — |
| Apr 2023 | Blk 420 · 3 ROOM | S$2,600 | — |
| May 2022 | Blk 420 · 3 ROOM | S$1,800 | — |
| Apr 2022 | Blk 420 · 4 ROOM | S$2,700 | — |
| Apr 2022 | Blk 420 · 3 ROOM | S$2,300 | — |
| Aug 2021 | Blk 420 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 420 · 3 ROOM | S$1,400 | — |
| Apr 2021 | Blk 420 · 3 ROOM | S$2,200 | — |
| Apr 2021 | Blk 420 · 4 ROOM | S$2,100 | — |
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 60 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 | 55 years | S$375,107 | S$414,148 | S$448,530 | S$456,375 |
| 10 years | 50 years | S$358,075 | S$436,492 | S$511,975 | S$530,039 |
| 20 years | 40 years | S$320,230 | S$475,845 | S$654,651 | S$701,663 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.