Blk 425 Bt Batok West Ave 2
Project page · 99-year lease from 1987
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 426 | 04 TO 06 | 83 sqm | S$448,888 | S$5,408 psm | ×1.000 | S$5,408 psm |
| Jul 2026 | Blk 419 | 01 TO 03 | 83 sqm | S$465,000 | S$5,602 psm | ×1.000 | S$5,602 psm |
| May 2026 | Blk 422 | 07 TO 09 | 94 sqm | S$525,000 | S$5,585 psm | ×1.000 | S$5,585 psm |
| May 2026 | Blk 425 | 01 TO 03 | 85 sqm | S$458,888 | S$5,399 psm | ×1.000 | S$5,399 psm |
| Apr 2026 | Blk 420 | 01 TO 03 | 94 sqm | S$490,000 | S$5,213 psm | ×1.000 | S$5,213 psm |
| Apr 2026 | Blk 423 | 10 TO 12 | 94 sqm | S$500,000 | S$5,319 psm | ×1.000 | S$5,319 psm |
| Dec 2025 | Blk 420 | 07 TO 09 | 94 sqm | S$510,000 | S$5,426 psm | ×0.996 | S$5,404 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.
8.62% gross yield
S$39,600 of rent a year against the estimate above · 1.56 points above flats like it
Homes like this rent for about S$3,300 a month, the middle of 5 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 |
|---|---|---|---|
| Jul 2026 | 423 | 4 ROOM | S$3,700 |
| Jul 2026 | 426 | 4 ROOM | S$3,200 |
| May 2026 | 420 | 4 ROOM | S$3,300 |
| Jan 2026 | 426 | 4 ROOM | S$3,100 |
| Dec 2025 | 422 | 4 ROOM | S$3,600 |
median of 5 HDB rental approvals for 4 ROOM on Bt Batok West Ave 2 since 2025-10.
Buying or selling at S$459,358?
Buying: Stamp duty on S$459,358 · Cash and CPF needed on S$459,358 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$459,358.
Each opens with this figure filled in; change anything there.
Primary schools near 425 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
- Dazhong Primary School · 367 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 466 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
1 to 2 km
- Lianhua Primary School · 1,235 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 1,404 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 1,499 m · no 2025 Phase 2C ballot
- Chua Chu Kang Primary School · 1,742 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 1,853 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 425 · 4 ROOM · 01 TO 03 · Simplified · 61 years left | 85 sqm | S$458,888 | S$5,399 psm |
| May 2025 | Blk 425 · 4 ROOM · 01 TO 03 · Simplified · 62 years left | 89 sqm | S$502,000 | S$5,640 psm |
| May 2023 | Blk 425 · 3 ROOM · 01 TO 03 · Simplified · 64 years left | 64 sqm | S$350,000 | S$5,469 psm |
| Oct 2022 | Blk 425 · 4 ROOM · 04 TO 06 · Simplified · 64 years left | 85 sqm | S$442,000 | S$5,200 psm |
Showing 4 of 15.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2025 | Blk 425 · 3 ROOM | S$2,400 | — |
| Mar 2023 | Blk 425 · 3 ROOM | S$2,800 | — |
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$438,501 | S$484,141 | S$524,334 | S$533,504 |
| 10 years | 49 years | S$416,413 | S$507,605 | S$595,386 | S$616,393 |
| 20 years | 39 years | S$366,071 | S$543,963 | S$748,366 | S$802,108 |
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.