HDB · 651194
Blk 194A Bt Batok West Ave 6
Project page · 99-year lease from 2017
Indicative value range
S$652,903 – S$711,158
Indicative mid S$690,431 · S$7,505 psm
Based on 49 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 450C | 13 TO 15 | 93 sqm | S$715,888 | S$7,698 psm | ×1.000 | S$7,698 psm |
| Oct 2026 | Blk 452A | 16 TO 18 | 93 sqm | S$683,888 | S$7,354 psm | ×1.000 | S$7,354 psm |
| Sept 2026 | Blk 453B | 16 TO 18 | 93 sqm | S$710,000 | S$7,634 psm | ×1.000 | S$7,634 psm |
| Sept 2026 | Blk 451B | 10 TO 12 | 93 sqm | S$700,000 | S$7,527 psm | ×1.000 | S$7,527 psm |
| Sept 2026 | Blk 450C | 16 TO 18 | 93 sqm | S$680,000 | S$7,312 psm | ×1.000 | S$7,312 psm |
| Sept 2026 | Blk 450B | 07 TO 09 | 93 sqm | S$690,000 | S$7,419 psm | ×1.000 | S$7,419 psm |
| Sept 2026 | Blk 450B | 13 TO 15 | 93 sqm | S$738,000 | S$7,935 psm | ×1.000 | S$7,935 psm |
| Sept 2026 | Blk 453A | 07 TO 09 | 93 sqm | S$663,000 | S$7,129 psm | ×1.000 | S$7,129 psm |
| Aug 2026 | Blk 453A | 01 TO 03 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Aug 2026 | Blk 194A | 01 TO 03 | 92 sqm | S$640,000 | S$6,957 psm | ×1.000 | S$6,957 psm |
| Aug 2026 | Blk 194B | 22 TO 24 | 92 sqm | S$798,000 | S$8,674 psm | ×1.000 | S$8,674 psm |
| Aug 2026 | Blk 450B | 16 TO 18 | 93 sqm | S$705,000 | S$7,581 psm | ×1.000 | S$7,581 psm |
| Aug 2026 | Blk 194B | 25 TO 27 | 95 sqm | S$805,000 | S$8,474 psm | ×1.000 | S$8,474 psm |
| Jul 2026 | Blk 194B | 19 TO 21 | 92 sqm | S$798,000 | S$8,674 psm | ×1.000 | S$8,674 psm |
| Jul 2026 | Blk 453A | 07 TO 09 | 93 sqm | S$660,000 | S$7,097 psm | ×1.000 | S$7,097 psm |
| Jul 2026 | Blk 451B | 22 TO 24 | 93 sqm | S$698,000 | S$7,505 psm | ×1.000 | S$7,505 psm |
| Jul 2026 | Blk 450C | 19 TO 21 | 93 sqm | S$702,000 | S$7,548 psm | ×1.000 | S$7,548 psm |
| Jun 2026 | Blk 450B | 01 TO 03 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| Jun 2026 | Blk 450C | 19 TO 21 | 93 sqm | S$708,888 | S$7,622 psm | ×1.000 | S$7,622 psm |
| Jun 2026 | Blk 451B | 19 TO 21 | 93 sqm | S$720,888 | S$7,751 psm | ×1.000 | S$7,751 psm |
| Jun 2026 | Blk 194B | 13 TO 15 | 92 sqm | S$788,000 | S$8,565 psm | ×1.000 | S$8,565 psm |
| May 2026 | Blk 453A | 19 TO 21 | 93 sqm | S$690,000 | S$7,419 psm | ×1.000 | S$7,419 psm |
| May 2026 | Blk 194B | 22 TO 24 | 92 sqm | S$738,000 | S$8,022 psm | ×1.000 | S$8,022 psm |
| May 2026 | Blk 453A | 19 TO 21 | 93 sqm | S$718,000 | S$7,720 psm | ×1.000 | S$7,720 psm |
| May 2026 | Blk 194B | 10 TO 12 | 92 sqm | S$739,000 | S$8,033 psm | ×1.000 | S$8,033 psm |
| May 2026 | Blk 453A | 04 TO 06 | 93 sqm | S$645,888 | S$6,945 psm | ×1.000 | S$6,945 psm |
| Apr 2026 | Blk 194B | 25 TO 27 | 92 sqm | S$773,000 | S$8,402 psm | ×1.000 | S$8,402 psm |
| Apr 2026 | Blk 451B | 10 TO 12 | 93 sqm | S$698,000 | S$7,505 psm | ×1.000 | S$7,505 psm |
| Apr 2026 | Blk 453A | 19 TO 21 | 93 sqm | S$718,888 | S$7,730 psm | ×1.000 | S$7,730 psm |
| Apr 2026 | Blk 452A | 01 TO 03 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Apr 2026 | Blk 452A | 10 TO 12 | 93 sqm | S$665,000 | S$7,151 psm | ×1.000 | S$7,151 psm |
| Mar 2026 | Blk 194A | 01 TO 03 | 92 sqm | S$650,000 | S$7,065 psm | ×0.997 | S$7,044 psm |
| Mar 2026 | Blk 453B | 01 TO 03 | 93 sqm | S$610,000 | S$6,559 psm | ×0.997 | S$6,540 psm |
| Mar 2026 | Blk 452A | 16 TO 18 | 93 sqm | S$698,000 | S$7,505 psm | ×0.997 | S$7,483 psm |
| Mar 2026 | Blk 450C | 10 TO 12 | 93 sqm | S$655,000 | S$7,043 psm | ×0.997 | S$7,022 psm |
| Mar 2026 | Blk 452A | 01 TO 03 | 93 sqm | S$618,888 | S$6,655 psm | ×0.997 | S$6,635 psm |
| Feb 2026 | Blk 451B | 16 TO 18 | 93 sqm | S$738,000 | S$7,935 psm | ×0.997 | S$7,912 psm |
| Feb 2026 | Blk 451B | 10 TO 12 | 93 sqm | S$675,000 | S$7,258 psm | ×0.997 | S$7,237 psm |
| Feb 2026 | Blk 450B | 16 TO 18 | 93 sqm | S$700,000 | S$7,527 psm | ×0.997 | S$7,505 psm |
| Jan 2026 | Blk 453B | 13 TO 15 | 93 sqm | S$692,000 | S$7,441 psm | ×0.997 | S$7,419 psm |
| Jan 2026 | Blk 451B | 13 TO 15 | 93 sqm | S$710,000 | S$7,634 psm | ×0.997 | S$7,612 psm |
| Jan 2026 | Blk 450B | 10 TO 12 | 93 sqm | S$675,000 | S$7,258 psm | ×0.997 | S$7,237 psm |
| Jan 2026 | Blk 453B | 19 TO 21 | 93 sqm | S$745,000 | S$8,011 psm | ×0.997 | S$7,987 psm |
| Jan 2026 | Blk 452A | 04 TO 06 | 93 sqm | S$625,000 | S$6,720 psm | ×0.997 | S$6,701 psm |
| Jan 2026 | Blk 450C | 13 TO 15 | 93 sqm | S$705,000 | S$7,581 psm | ×0.997 | S$7,558 psm |
| Jan 2026 | Blk 451B | 07 TO 09 | 93 sqm | S$670,000 | S$7,204 psm | ×0.997 | S$7,183 psm |
| Dec 2025 | Blk 453B | 13 TO 15 | 93 sqm | S$723,000 | S$7,774 psm | ×0.996 | S$7,744 psm |
| Dec 2025 | Blk 450C | 01 TO 03 | 93 sqm | S$600,000 | S$6,452 psm | ×0.996 | S$6,426 psm |
| Nov 2025 | Blk 450B | 04 TO 06 | 93 sqm | S$615,000 | S$6,613 psm | ×0.996 | S$6,587 psm |
How accurate is this estimate for Bt Batok West Ave 6?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 178 sales in Bt Batok West Ave 6 since.
- Median error
- 2.9%
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.
5.91% gross yield
S$40,800 of rent a year against the estimate above · 0.34 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 90 approvals in the last year.
Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 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 | 452A | 4 ROOM | S$3,600 |
| Sept 2026 | 116 | 4 ROOM | S$3,450 |
| Sept 2026 | 187 | 4 ROOM | S$3,100 |
| Sept 2026 | 118 | 4 ROOM | S$2,800 |
| Sept 2026 | 132 | 4 ROOM | S$2,600 |
| Sept 2026 | 194B | 4 ROOM | S$2,285 |
| Aug 2026 | 108 | 4 ROOM | S$3,500 |
| Aug 2026 | 193 | 4 ROOM | S$3,500 |
median of 90 HDB rental approvals for 4 ROOM on Bt Batok West Ave 6 since 2025-10.
Buying or selling at S$690,431?
Buying: Stamp duty on S$690,431 · Cash and CPF needed on S$690,431 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$690,431.
Each opens with this figure filled in; change anything there.
Primary schools near 194a Bt Batok West Ave 6
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
- Yuhua Primary School · 476 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 590 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 714 m · no 2025 Phase 2C ballot
1 to 2 km
- Keming Primary School · 1,113 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,282 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,313 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,380 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,570 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,704 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 194A · 4 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 92 sqm | S$640,000 | S$6,957 psm |
| May 2026 | Blk 194A · 5 ROOM · 04 TO 06 · Premium Apartment · 90 years left | 115 sqm | S$860,000 | S$7,478 psm |
| May 2026 | Blk 194A · 5 ROOM · 16 TO 18 · Premium Apartment · 90 years left | 112 sqm | S$950,000 | S$8,482 psm |
| Mar 2026 | Blk 194A · 4 ROOM · 01 TO 03 · Premium Apartment · 90 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Jan 2026 | Blk 194A · 5 ROOM · 34 TO 36 · Premium Apartment · 91 years left excluded: outlier | 112 sqm | S$980,000 | S$8,750 psm |
| Jan 2026 | Blk 194A · 5 ROOM · 22 TO 24 · Premium Apartment · 91 years left | 115 sqm | S$920,000 | S$8,000 psm |
| Apr 2025 | Blk 194A · 5 ROOM · 28 TO 30 · Premium Apartment · 91 years left | 112 sqm | S$970,000 | S$8,661 psm |
| Feb 2025 | Blk 194A · 5 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 115 sqm | S$930,000 | S$8,087 psm |
| Feb 2025 | Blk 194A · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$730,000 | S$7,935 psm |
| Jan 2025 | Blk 194A · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 95 sqm | S$685,000 | S$7,211 psm |
| Nov 2024 | Blk 194A · 5 ROOM · 19 TO 21 · Premium Apartment · 92 years left | 112 sqm | S$940,000 | S$8,393 psm |
| Nov 2024 | Blk 194A · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$730,000 | S$7,935 psm |
| Oct 2024 | Blk 194A · 4 ROOM · 10 TO 12 · Premium Apartment · 92 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Sept 2024 | Blk 194A · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 92 sqm | S$668,888 | S$7,271 psm |
| Jul 2024 | Blk 194A · 5 ROOM · 34 TO 36 · Premium Apartment · 92 years left excluded: outlier | 115 sqm | S$1,000,000 | S$8,696 psm |
| Jul 2024 | Blk 194A · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 95 sqm | S$710,000 | S$7,474 psm |
| Jun 2024 | Blk 194A · 5 ROOM · 16 TO 18 · Premium Apartment · 92 years left | 112 sqm | S$880,000 | S$7,857 psm |
| May 2024 | Blk 194A · 5 ROOM · 34 TO 36 · Premium Apartment · 92 years left excluded: outlier | 112 sqm | S$958,000 | S$8,554 psm |
| Mar 2024 | Blk 194A · 4 ROOM · 13 TO 15 · Premium Apartment · 92 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Feb 2024 | Blk 194A · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 112 sqm | S$848,000 | S$7,571 psm |
| Dec 2023 | Blk 194A · 5 ROOM · 25 TO 27 · Premium Apartment · 93 years left | 112 sqm | S$880,000 | S$7,857 psm |
| Nov 2023 | Blk 194A · 5 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 115 sqm | S$863,000 | S$7,504 psm |
| Oct 2023 | Blk 194A · 5 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 115 sqm | S$840,000 | S$7,304 psm |
| Oct 2023 | Blk 194A · 5 ROOM · 04 TO 06 · Premium Apartment · 93 years left | 112 sqm | S$770,000 | S$6,875 psm |
| Oct 2023 | Blk 194A · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 95 sqm | S$710,000 | S$7,474 psm |
| Aug 2023 | Blk 194A · 5 ROOM · 31 TO 33 · Premium Apartment · 93 years left | 112 sqm | S$910,000 | S$8,125 psm |
| Jun 2023 | Blk 194A · 4 ROOM · 22 TO 24 · Premium Apartment · 93 years left | 92 sqm | S$729,000 | S$7,924 psm |
| May 2023 | Blk 194A · 4 ROOM · 10 TO 12 · Premium Apartment · 93 years left | 95 sqm | S$685,000 | S$7,211 psm |
| Apr 2023 | Blk 194A · 5 ROOM · 34 TO 36 · Premium Apartment · 93 years left | 112 sqm | S$915,000 | S$8,170 psm |
| Jan 2023 | Blk 194A · 4 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 95 sqm | S$725,000 | S$7,632 psm |
| Jan 2023 | Blk 194A · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 92 sqm | S$672,000 | S$7,304 psm |
| Dec 2022 | Blk 194A · 4 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 92 sqm | S$698,888 | S$7,597 psm |
| Nov 2022 | Blk 194A · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 92 sqm | S$710,000 | S$7,717 psm |
| Nov 2022 | Blk 194A · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 95 sqm | S$680,000 | S$7,158 psm |
| Nov 2022 | Blk 194A · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 92 sqm | S$668,000 | S$7,261 psm |
| Oct 2022 | Blk 194A · 4 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 95 sqm | S$693,000 | S$7,295 psm |
| Sept 2022 | Blk 194A · 4 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 92 sqm | S$698,000 | S$7,587 psm |
| Sept 2022 | Blk 194A · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 95 sqm | S$675,000 | S$7,105 psm |
| Aug 2022 | Blk 194A · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 95 sqm | S$685,000 | S$7,211 psm |
| Aug 2022 | Blk 194A · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left excluded: outlier | 92 sqm | S$585,000 | S$6,359 psm |
| May 2022 | Blk 194A · 5 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 115 sqm | S$862,000 | S$7,496 psm |
| Apr 2022 | Blk 194A · 5 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 112 sqm | S$810,000 | S$7,232 psm |
| Mar 2022 | Blk 194A · 5 ROOM · 34 TO 36 · Premium Apartment · 94 years left | 112 sqm | S$900,000 | S$8,036 psm |
| Mar 2022 | Blk 194A · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 115 sqm | S$800,000 | S$6,957 psm |
| Mar 2022 | Blk 194A · 5 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 112 sqm | S$758,000 | S$6,768 psm |
| Mar 2022 | Blk 194A · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 95 sqm | S$675,000 | S$7,105 psm |
| Feb 2022 | Blk 194A · 5 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 112 sqm | S$820,000 | S$7,321 psm |
| Feb 2022 | Blk 194A · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Feb 2022 | Blk 194A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$668,800 | S$7,270 psm |
| Feb 2022 | Blk 194A · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$623,000 | S$6,772 psm |
| Jan 2022 | Blk 194A · 5 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 115 sqm | S$765,000 | S$6,652 psm |
| Jan 2022 | Blk 194A · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 92 sqm | S$617,000 | S$6,707 psm |
| Jan 2022 | Blk 194A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left excluded: outlier | 95 sqm | S$585,000 | S$6,158 psm |
| Dec 2021 | Blk 194A · 5 ROOM · 28 TO 30 · Premium Apartment · 95 years left | 115 sqm | S$843,888 | S$7,338 psm |
| Dec 2021 | Blk 194A · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 115 sqm | S$805,000 | S$7,000 psm |
| Dec 2021 | Blk 194A · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 112 sqm | S$780,000 | S$6,964 psm |
| Nov 2021 | Blk 194A · 5 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 112 sqm | S$820,000 | S$7,321 psm |
| Nov 2021 | Blk 194A · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left excluded: outlier | 92 sqm | S$590,000 | S$6,413 psm |
| Oct 2021 | Blk 194A · 5 ROOM · 31 TO 33 · Premium Apartment · 95 years left | 112 sqm | S$855,000 | S$7,634 psm |
| Oct 2021 | Blk 194A · 5 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 115 sqm | S$780,000 | S$6,783 psm |
| Oct 2021 | Blk 194A · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 115 sqm | S$780,000 | S$6,783 psm |
| Oct 2021 | Blk 194A · 5 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 115 sqm | S$768,000 | S$6,678 psm |
| Oct 2021 | Blk 194A · 4 ROOM · 22 TO 24 · Premium Apartment · 95 years left | 95 sqm | S$710,000 | S$7,474 psm |
See more
Showing 63 of 72.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 194A · 4 ROOM | S$3,800 | — |
| Oct 2025 | Blk 194A · 5 ROOM | S$4,000 | — |
| Jun 2025 | Blk 194A · 4 ROOM | S$3,700 | — |
| May 2025 | Blk 194A · 5 ROOM | S$4,000 | — |
| Dec 2023 | Blk 194A · 5 ROOM | S$4,000 | — |
| Nov 2023 | Blk 194A · 5 ROOM | S$4,000 | — |
| Apr 2023 | Blk 194A · 5 ROOM | S$4,000 | — |
| Jan 2023 | Blk 194A · 5 ROOM | S$4,300 | — |
| Apr 2022 | Blk 194A · 4 ROOM | S$2,450 | — |
| Mar 2022 | Blk 194A · 5 ROOM | S$3,400 | — |
| Jan 2022 | Blk 194A · 4 ROOM | S$3,000 | — |
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 89 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 | 84 years | S$648,260 | S$715,731 | S$775,151 | S$788,707 |
| 10 years | 79 years | S$605,906 | S$738,596 | S$866,322 | S$896,889 |
| 20 years | 69 years | S$548,554 | S$815,122 | S$1,121,418 | S$1,201,949 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.