Blk 445A Bt Batok West Ave 8
Project page · 99-year lease from 2019
Based on 8 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 445A | 01 TO 03 | 92 sqm | S$625,000 | S$6,793 psm | ×1.000 | S$6,793 psm |
| Jul 2026 | Blk 445A | 16 TO 18 | 92 sqm | S$725,000 | S$7,880 psm | ×1.000 | S$7,880 psm |
| Jul 2026 | Blk 445A | 04 TO 06 | 92 sqm | S$660,888 | S$7,184 psm | ×1.000 | S$7,184 psm |
| Jun 2026 | Blk 445A | 19 TO 21 | 92 sqm | S$708,000 | S$7,696 psm | ×1.000 | S$7,696 psm |
| Apr 2026 | Blk 445A | 07 TO 09 | 92 sqm | S$678,000 | S$7,370 psm | ×1.000 | S$7,370 psm |
| Mar 2026 | Blk 445A | 13 TO 15 | 92 sqm | S$690,000 | S$7,500 psm | ×0.997 | S$7,478 psm |
| Mar 2026 | Blk 445A | 07 TO 09 | 92 sqm | S$680,000 | S$7,391 psm | ×0.997 | S$7,370 psm |
| Feb 2026 | Blk 445A | 01 TO 03 | 92 sqm | S$650,000 | S$7,065 psm | ×0.997 | S$7,044 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.
6.02% gross yield
S$40,800 of rent a year against the estimate above · 0.69 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$677,998?
Buying: Stamp duty on S$677,998 · Cash and CPF needed on S$677,998 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$677,998.
Each opens with this figure filled in; change anything there.
Primary schools near 445a 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
- Princess Elizabeth Primary School · 186 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 650 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 726 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 854 m · no 2025 Phase 2C ballot
1 to 2 km
- Dazhong Primary School · 1,275 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,495 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,575 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,593 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,784 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Shuqun Primary School · 1,826 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Keming Primary School · 1,904 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 445A · 4 ROOM · 01 TO 03 · Model A · 91 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Sept 2026 | Blk 445A · 5 ROOM · 19 TO 21 · Improved · 91 years left | 112 sqm | S$868,000 | S$7,750 psm |
| Jul 2026 | Blk 445A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$660,888 | S$7,184 psm |
| Jul 2026 | Blk 445A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 92 sqm | S$725,000 | S$7,880 psm |
| Jun 2026 | Blk 445A · 4 ROOM · 19 TO 21 · Model A · 92 years left | 92 sqm | S$708,000 | S$7,696 psm |
| Apr 2026 | Blk 445A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$678,000 | S$7,370 psm |
| Mar 2026 | Blk 445A · 5 ROOM · 16 TO 18 · Improved · 92 years left | 112 sqm | S$878,000 | S$7,839 psm |
| Mar 2026 | Blk 445A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Mar 2026 | Blk 445A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$690,000 | S$7,500 psm |
| Feb 2026 | Blk 445A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$793,000 | S$7,080 psm |
| Feb 2026 | Blk 445A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Dec 2025 | Blk 445A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$720,000 | S$6,429 psm |
| Oct 2025 | Blk 445A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$638,000 | S$6,935 psm |
| Sept 2025 | Blk 445A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$675,000 | S$7,337 psm |
| Aug 2025 | Blk 445A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 92 sqm | S$700,888 | S$7,618 psm |
| Aug 2025 | Blk 445A · 4 ROOM · 19 TO 21 · Model A · 93 years left | 92 sqm | S$730,000 | S$7,935 psm |
| Jul 2025 | Blk 445A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 112 sqm | S$860,000 | S$7,679 psm |
| May 2025 | Blk 445A · 5 ROOM · 16 TO 18 · Improved · 93 years left | 112 sqm | S$870,000 | S$7,768 psm |
| Apr 2025 | Blk 445A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Jan 2025 | Blk 445A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$668,000 | S$7,261 psm |
| Aug 2024 | Blk 445A · 5 ROOM · 22 TO 24 · Improved · 94 years left | 112 sqm | S$850,000 | S$7,589 psm |
| Jul 2024 | Blk 445A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$839,888 | S$7,499 psm |
| Jul 2024 | Blk 445A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Jun 2024 | Blk 445A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$645,000 | S$7,011 psm |
| May 2024 | Blk 445A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 92 sqm | S$650,000 | S$7,065 psm |
| May 2024 | Blk 445A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$635,000 | S$6,902 psm |
| May 2024 | Blk 445A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$625,000 | S$6,793 psm |
| Jan 2024 | Blk 445A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 92 sqm | S$648,000 | S$7,043 psm |
| Nov 2023 | Blk 445A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 112 sqm | S$720,000 | S$6,429 psm |
| Nov 2023 | Blk 445A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Sept 2023 | Blk 445A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 112 sqm | S$762,000 | S$6,804 psm |
| Aug 2023 | Blk 445A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 112 sqm | S$725,000 | S$6,473 psm |
| Aug 2023 | Blk 445A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 112 sqm | S$700,000 | S$6,250 psm |
| Aug 2023 | Blk 445A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Jul 2023 | Blk 445A · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 92 sqm | S$502,000 | S$5,457 psm |
| Jun 2023 | Blk 445A · 5 ROOM · 22 TO 24 · Improved · 95 years left | 112 sqm | S$800,000 | S$7,143 psm |
| Jun 2023 | Blk 445A · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$750,000 | S$6,696 psm |
| May 2023 | Blk 445A · 5 ROOM · 01 TO 03 · Improved · 95 years left | 112 sqm | S$725,000 | S$6,473 psm |
| May 2023 | Blk 445A · 5 ROOM · 01 TO 03 · Improved · 95 years left | 112 sqm | S$720,000 | S$6,429 psm |
| May 2023 | Blk 445A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$635,000 | S$6,902 psm |
| May 2023 | Blk 445A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$602,000 | S$6,543 psm |
| Apr 2023 | Blk 445A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 112 sqm | S$690,000 | S$6,161 psm |
| Apr 2023 | Blk 445A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 112 sqm | S$690,000 | S$6,161 psm |
| Apr 2023 | Blk 445A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Apr 2023 | Blk 445A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Mar 2023 | Blk 445A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$595,000 | S$6,467 psm |
| Mar 2023 | Blk 445A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$575,000 | S$6,250 psm |
| Mar 2023 | Blk 445A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$565,000 | S$6,141 psm |
| Feb 2023 | Blk 445A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Jan 2023 | Blk 445A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$592,000 | S$6,435 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 445A · 4 ROOM | S$3,600 | — |
| Jan 2026 | Blk 445A · 4 ROOM | S$3,600 | — |
| Dec 2025 | Blk 445A · 4 ROOM | S$3,600 | — |
| Jul 2025 | Blk 445A · 4 ROOM | S$3,700 | — |
| Feb 2025 | Blk 445A · 4 ROOM | S$3,200 | — |
| Dec 2023 | Blk 445A · 4 ROOM | S$3,800 | — |
| Jul 2023 | Blk 445A · 4 ROOM | S$3,800 | — |
| Nov 2021 | Blk 445A · 5 ROOM | S$2,100 | — |
| Mar 2021 | Blk 445A · 4 ROOM | S$2,200 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 86 years | S$644,573 | S$711,661 | S$770,742 | S$784,222 |
| 10 years | 81 years | S$605,203 | S$737,739 | S$865,317 | S$895,848 |
| 20 years | 71 years | S$533,842 | S$793,262 | S$1,091,343 | S$1,169,715 |
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.