Blk 438A Bt Batok West Ave 8
Project page · 99-year lease from 2020
Based on 4 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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 438A | 04 TO 06 | 93 sqm | S$620,000 | S$6,667 psm | ×1.000 | S$6,667 psm |
| Feb 2026 | Blk 438A | 10 TO 12 | 93 sqm | S$668,000 | S$7,183 psm | ×0.997 | S$7,162 psm |
| Jan 2026 | Blk 438A | 04 TO 06 | 93 sqm | S$649,000 | S$6,978 psm | ×0.997 | S$6,958 psm |
| Nov 2025 | Blk 438A | 04 TO 06 | 93 sqm | S$655,000 | S$7,043 psm | ×0.996 | S$7,015 psm |
How accurate is this estimate for Bt Batok West Ave 8?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 291 sales in Bt Batok West Ave 8 since.
- Median error
- 2.1%
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.
6.28% gross yield
S$40,800 of rent a year against the estimate above · 0.95 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 47 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.33%, from 60 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 | 446A | 4 ROOM | S$3,500 |
| Sept 2026 | 443B | 4 ROOM | S$3,500 |
| Sept 2026 | 440C | 4 ROOM | S$3,500 |
| Sept 2026 | 171 | 4 ROOM | S$3,350 |
| Aug 2026 | 464B | 4 ROOM | S$3,400 |
| Aug 2026 | 183 | 4 ROOM | S$3,200 |
| Jul 2026 | 445B | 4 ROOM | S$3,700 |
| Jul 2026 | 438B | 4 ROOM | S$3,450 |
median of 47 HDB rental approvals for 4 ROOM on Bt Batok West Ave 8 since 2025-10.
Buying or selling at S$649,756?
Buying: Stamp duty on S$649,756 · Cash and CPF needed on S$649,756 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$649,756.
Each opens with this figure filled in; change anything there.
Primary schools near 438a Bt Batok West Ave 8
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 · 779 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 844 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 863 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- St. Anthony's Primary School · 1,140 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Jurong Primary School · 1,226 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,448 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,564 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,731 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Mar 2026 | Blk 438A · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$400,000 | S$8,511 psm |
| Feb 2026 | Blk 438A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Jan 2026 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$649,000 | S$6,978 psm |
| Nov 2025 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Sept 2025 | Blk 438A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Aug 2025 | Blk 438A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Aug 2025 | Blk 438A · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Jun 2025 | Blk 438A · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Apr 2025 | Blk 438A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Apr 2025 | Blk 438A · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Feb 2025 | Blk 438A · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$390,000 | S$8,298 psm |
| Feb 2025 | Blk 438A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$408,000 | S$8,681 psm |
| Feb 2025 | Blk 438A · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Feb 2025 | Blk 438A · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Jan 2025 | Blk 438A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Dec 2024 | Blk 438A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$398,000 | S$8,468 psm |
| Sept 2024 | Blk 438A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$645,888 | S$6,945 psm |
| Sept 2024 | Blk 438A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$608,888 | S$6,547 psm |
| Sept 2024 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Sept 2024 | Blk 438A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$575,000 | S$6,183 psm |
| Sept 2024 | Blk 438A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$357,000 | S$7,596 psm |
| Aug 2024 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2024 | Blk 438A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$577,000 | S$6,204 psm |
| Aug 2024 | Blk 438A · 2 ROOM · 13 TO 15 · Model A · 95 years left excluded: outlier | 47 sqm | S$418,000 | S$8,894 psm |
| Aug 2024 | Blk 438A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$380,888 | S$8,104 psm |
| Aug 2024 | Blk 438A · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Jul 2024 | Blk 438A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Jun 2024 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jun 2024 | Blk 438A · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Jun 2024 | Blk 438A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
| May 2024 | Blk 438A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$627,000 | S$6,742 psm |
| May 2024 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$612,000 | S$6,581 psm |
| May 2024 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Apr 2024 | Blk 438A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Apr 2024 | Blk 438A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Apr 2024 | Blk 438A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2024 | Blk 438A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Mar 2024 | Blk 438A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$654,949 | S$7,042 psm |
| Mar 2024 | Blk 438A · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Mar 2024 | Blk 438A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Mar 2024 | Blk 438A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$315,000 | S$6,702 psm |
| Feb 2024 | Blk 438A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 438A · 2 ROOM | S$2,500 | — |
| Apr 2026 | Blk 438A · 2 ROOM | S$2,500 | — |
| Oct 2025 | Blk 438A · 2 ROOM | S$2,300 | — |
| Sept 2025 | Blk 438A · 2 ROOM | S$2,500 | — |
| Aug 2025 | Blk 438A · 2 ROOM | S$2,300 | — |
| May 2025 | Blk 438A · 4 ROOM | S$3,800 | — |
| Apr 2025 | Blk 438A · 2 ROOM | S$2,300 | — |
| Feb 2025 | Blk 438A · 2 ROOM | S$2,000 | — |
| Nov 2024 | Blk 438A · 2 ROOM | S$2,650 | — |
| Sept 2024 | Blk 438A · 2 ROOM | S$2,500 | — |
| Sept 2024 | Blk 438A · 2 ROOM | S$2,000 | — |
| Apr 2024 | Blk 438A · 2 ROOM | S$2,550 | — |
| Mar 2024 | Blk 438A · 2 ROOM | S$2,700 | — |
| Mar 2024 | Blk 438A · 2 ROOM | S$2,300 | — |
| Jan 2024 | Blk 438A · 2 ROOM | S$700 | — |
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 92 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 | 87 years | S$617,723 | S$682,017 | S$738,637 | S$751,555 |
| 10 years | 82 years | S$579,993 | S$707,009 | S$829,272 | S$858,532 |
| 20 years | 72 years | S$511,605 | S$760,219 | S$1,045,883 | S$1,120,990 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.2% 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.