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HDB · 651441

Blk 441A Bt Batok West Ave 8

Project page · 99-year lease from 2019

Indicative value range
S$489,444 – S$527,222
Indicative mid S$520,888 · S$7,774 psm

Based on 19 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 441C07 TO 0967 sqmS$521,000S$7,776 psm×1.000S$7,776 psm
Oct 2026Blk 438C07 TO 0968 sqmS$478,888S$7,042 psm×1.000S$7,042 psm
Aug 2026Blk 443D04 TO 0667 sqmS$528,000S$7,881 psm×1.000S$7,881 psm
Aug 2026Blk 440A01 TO 0367 sqmS$490,000S$7,313 psm×1.000S$7,313 psm
Jul 2026Blk 443D13 TO 1567 sqmS$525,000S$7,836 psm×1.000S$7,836 psm
Jul 2026Blk 443D04 TO 0667 sqmS$488,888S$7,297 psm×1.000S$7,297 psm
Jun 2026Blk 438C10 TO 1268 sqmS$500,000S$7,353 psm×1.000S$7,353 psm
Jun 2026Blk 443D13 TO 1567 sqmS$532,000S$7,940 psm×1.000S$7,940 psm
Jun 2026Blk 443D04 TO 0667 sqmS$475,000S$7,090 psm×1.000S$7,090 psm
May 2026Blk 464B13 TO 1568 sqmS$525,000S$7,721 psm×1.000S$7,721 psm
May 2026Blk 443D10 TO 1267 sqmS$520,888S$7,774 psm×1.000S$7,774 psm
Apr 2026Blk 440A13 TO 1567 sqmS$548,000S$8,179 psm×1.000S$8,179 psm
Apr 2026Blk 464B04 TO 0668 sqmS$480,000S$7,059 psm×1.000S$7,059 psm
Mar 2026Blk 464B13 TO 1568 sqmS$535,000S$7,868 psm×0.997S$7,844 psm
Feb 2026Blk 441C10 TO 1267 sqmS$528,000S$7,881 psm×0.997S$7,857 psm
Jan 2026Blk 438B07 TO 0968 sqmS$508,000S$7,471 psm×0.997S$7,449 psm
Jan 2026Blk 443D13 TO 1567 sqmS$548,000S$8,179 psm×0.997S$8,155 psm
Dec 2025Blk 438C01 TO 0368 sqmS$475,000S$6,985 psm×0.996S$6,958 psm
Dec 2025Blk 443D10 TO 1267 sqmS$538,888S$8,043 psm×0.996S$8,012 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.

6.45% gross yield

S$33,600 of rent a year against the estimate above · 0.51 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 37 approvals in the last year.

Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, 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

ApprovedBlockFlatRent a month
Sept 20261763 ROOMS$2,800
Sept 20261803 ROOMS$2,500
Sept 20261683 ROOMS$2,300
Aug 20261753 ROOMS$3,100
Aug 20261783 ROOMS$3,000
Aug 20261763 ROOMS$2,900
Aug 20261773 ROOMS$2,750
Aug 20261783 ROOMS$2,600

median of 37 HDB rental approvals for 3 ROOM on Bt Batok West Ave 8 since 2025-10.

Buying or selling at S$520,888?

Buying: Stamp duty on S$520,888 · Cash and CPF needed on S$520,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$520,888.

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

Primary schools near 441a 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 441A · 4 ROOM · 13 TO 15 · Model A · 92 years left
92 sqmS$710,000S$7,717 psm
Aug 2026
Blk 441A · 2 ROOM · 04 TO 06 · Model A · 92 years left
47 sqmS$380,000S$8,085 psm
May 2026
Blk 441A · 4 ROOM · 07 TO 09 · Model A · 92 years left
92 sqmS$682,000S$7,413 psm
Feb 2026
Blk 441A · 2 ROOM · 10 TO 12 · 2-room · 92 years left
37 sqmS$360,000S$9,730 psm
Jan 2026
Blk 441A · 4 ROOM · 04 TO 06 · Model A · 92 years left
92 sqmS$665,000S$7,228 psm
Oct 2025
Blk 441A · 3 ROOM · 13 TO 15 · Model A · 93 years left
67 sqmS$538,888S$8,043 psm
Sept 2025
Blk 441A · 4 ROOM · 10 TO 12 · Model A · 93 years left
92 sqmS$680,000S$7,391 psm
Sept 2025
Blk 441A · 3 ROOM · 04 TO 06 · Model A · 93 years left
67 sqmS$518,888S$7,745 psm
May 2025
Blk 441A · 3 ROOM · 13 TO 15 · Model A · 93 years left
67 sqmS$538,000S$8,030 psm
May 2025
Blk 441A · 2 ROOM · 10 TO 12 · Model A · 93 years left
37 sqmS$350,000S$9,459 psm
Apr 2025
Blk 441A · 4 ROOM · 13 TO 15 · Model A · 93 years left
92 sqmS$668,888S$7,271 psm
Feb 2025
Blk 441A · 4 ROOM · 01 TO 03 · Model A · 93 years left
92 sqmS$585,000S$6,359 psm
Nov 2024
Blk 441A · 4 ROOM · 07 TO 09 · Model A · 93 years left
92 sqmS$645,000S$7,011 psm
Nov 2024
Blk 441A · 3 ROOM · 01 TO 03 · Model A · 93 years left
67 sqmS$440,000S$6,567 psm
Oct 2024
Blk 441A · 4 ROOM · 10 TO 12 · Model A · 94 years left
92 sqmS$650,000S$7,065 psm
Jul 2024
Blk 441A · 2 ROOM · 01 TO 03 · 2-room · 94 years left
37 sqmS$325,000S$8,784 psm
Jun 2024
Blk 441A · 3 ROOM · 10 TO 12 · Model A · 94 years left
67 sqmS$470,000S$7,015 psm
Jun 2024
Blk 441A · 3 ROOM · 10 TO 12 · Model A · 94 years left
67 sqmS$450,000S$6,716 psm
Jun 2024
Blk 441A · 2 ROOM · 13 TO 15 · Model A · 94 years left
excluded: outlier
37 sqmS$380,000S$10,270 psm
May 2024
Blk 441A · 4 ROOM · 10 TO 12 · Model A · 94 years left
92 sqmS$610,000S$6,630 psm
Apr 2024
Blk 441A · 3 ROOM · 07 TO 09 · Model A · 94 years left
67 sqmS$460,000S$6,866 psm
Mar 2024
Blk 441A · 3 ROOM · 01 TO 03 · Model A · 94 years left
67 sqmS$415,000S$6,194 psm
Mar 2024
Blk 441A · 2 ROOM · 10 TO 12 · Model A · 94 years left
37 sqmS$330,888S$8,943 psm
Feb 2024
Blk 441A · 3 ROOM · 04 TO 06 · Model A · 94 years left
67 sqmS$425,000S$6,343 psm
Jan 2024
Blk 441A · 3 ROOM · 04 TO 06 · Model A · 94 years left
67 sqmS$433,000S$6,463 psm
Jan 2024
Blk 441A · 3 ROOM · 04 TO 06 · Model A · 94 years left
67 sqmS$430,000S$6,418 psm
Dec 2023
Blk 441A · 2 ROOM · 10 TO 12 · Model A · 94 years left
37 sqmS$330,000S$8,919 psm
Dec 2023
Blk 441A · 2 ROOM · 04 TO 06 · Model A · 94 years left
37 sqmS$315,000S$8,514 psm
Oct 2023
Blk 441A · 4 ROOM · 10 TO 12 · Model A · 94 years left
92 sqmS$625,000S$6,793 psm
Oct 2023
Blk 441A · 3 ROOM · 04 TO 06 · Model A · 95 years left
67 sqmS$427,000S$6,373 psm
Oct 2023
Blk 441A · 3 ROOM · 04 TO 06 · Model A · 95 years left
67 sqmS$420,000S$6,269 psm
Sept 2023
Blk 441A · 3 ROOM · 13 TO 15 · Model A · 95 years left
67 sqmS$470,000S$7,015 psm
Aug 2023
Blk 441A · 4 ROOM · 04 TO 06 · Model A · 95 years left
92 sqmS$553,000S$6,011 psm
Aug 2023
Blk 441A · 2 ROOM · 13 TO 15 · Model A · 95 years left
47 sqmS$358,000S$7,617 psm
Jul 2023
Blk 441A · 4 ROOM · 04 TO 06 · Model A · 95 years left
92 sqmS$575,000S$6,250 psm
Jul 2023
Blk 441A · 3 ROOM · 01 TO 03 · Model A · 95 years left
67 sqmS$425,000S$6,343 psm
May 2023
Blk 441A · 4 ROOM · 07 TO 09 · Model A · 95 years left
92 sqmS$578,000S$6,283 psm

Sale prices as filed in caveats.

Where the lease takes this

About 91 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 years86 yearsS$495,209S$546,751S$592,141S$602,497
10 years81 yearsS$464,962S$566,786S$664,801S$688,257
20 years71 yearsS$410,137S$609,443S$838,451S$898,662

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.