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HDB · 651448

Blk 448A Bt Batok West Ave 9

Project page · 99-year lease from 2019

Indicative value range
S$497,750 – S$531,500
Indicative mid S$518,233 · S$7,621 psm

Based on 38 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
Sept 2026Blk 468B04 TO 0668 sqmS$485,000S$7,132 psm×1.000S$7,132 psm
Sept 2026Blk 468B10 TO 1268 sqmS$490,000S$7,206 psm×1.000S$7,206 psm
Sept 2026Blk 448C07 TO 0968 sqmS$497,000S$7,309 psm×1.000S$7,309 psm
Aug 2026Blk 460B07 TO 0968 sqmS$530,000S$7,794 psm×1.000S$7,794 psm
Aug 2026Blk 468B04 TO 0668 sqmS$485,000S$7,132 psm×1.000S$7,132 psm
Jul 2026Blk 467A10 TO 1268 sqmS$518,000S$7,618 psm×1.000S$7,618 psm
Jul 2026Blk 460A16 TO 1868 sqmS$540,000S$7,941 psm×1.000S$7,941 psm
Jul 2026Blk 468A13 TO 1568 sqmS$520,000S$7,647 psm×1.000S$7,647 psm
Jul 2026Blk 467C07 TO 0968 sqmS$528,000S$7,765 psm×1.000S$7,765 psm
Jul 2026Blk 467A01 TO 0368 sqmS$470,000S$6,912 psm×1.000S$6,912 psm
Jun 2026Blk 460A04 TO 0668 sqmS$473,000S$6,956 psm×1.000S$6,956 psm
Jun 2026Blk 468B01 TO 0368 sqmS$478,000S$7,029 psm×1.000S$7,029 psm
Jun 2026Blk 448B13 TO 1568 sqmS$500,000S$7,353 psm×1.000S$7,353 psm
Jun 2026Blk 467A16 TO 1868 sqmS$548,000S$8,059 psm×1.000S$8,059 psm
Jun 2026Blk 460A07 TO 0968 sqmS$510,000S$7,500 psm×1.000S$7,500 psm
May 2026Blk 467A10 TO 1268 sqmS$512,000S$7,529 psm×1.000S$7,529 psm
May 2026Blk 467C16 TO 1868 sqmS$555,000S$8,162 psm×1.000S$8,162 psm
May 2026Blk 467C16 TO 1868 sqmS$540,000S$7,941 psm×1.000S$7,941 psm
May 2026Blk 467A07 TO 0968 sqmS$535,000S$7,868 psm×1.000S$7,868 psm
May 2026Blk 468A07 TO 0968 sqmS$503,000S$7,397 psm×1.000S$7,397 psm
May 2026Blk 468B16 TO 1868 sqmS$530,000S$7,794 psm×1.000S$7,794 psm
May 2026Blk 448A13 TO 1568 sqmS$530,000S$7,794 psm×1.000S$7,794 psm
Apr 2026Blk 468B16 TO 1868 sqmS$540,000S$7,941 psm×1.000S$7,941 psm
Apr 2026Blk 448C16 TO 1868 sqmS$515,000S$7,574 psm×1.000S$7,574 psm
Apr 2026Blk 467A04 TO 0668 sqmS$490,000S$7,206 psm×1.000S$7,206 psm
Apr 2026Blk 460A07 TO 0968 sqmS$500,000S$7,353 psm×1.000S$7,353 psm
Apr 2026Blk 468A07 TO 0968 sqmS$508,000S$7,471 psm×1.000S$7,471 psm
Apr 2026Blk 467A19 TO 2168 sqmS$552,888S$8,131 psm×1.000S$8,131 psm
Apr 2026Blk 467C13 TO 1568 sqmS$532,000S$7,824 psm×1.000S$7,824 psm
Apr 2026Blk 467A04 TO 0668 sqmS$495,000S$7,279 psm×1.000S$7,279 psm
Mar 2026Blk 448A04 TO 0668 sqmS$475,000S$6,985 psm×0.997S$6,965 psm
Mar 2026Blk 468A16 TO 1868 sqmS$555,000S$8,162 psm×0.997S$8,138 psm
Mar 2026Blk 467A13 TO 1568 sqmS$520,000S$7,647 psm×0.997S$7,625 psm
Mar 2026Blk 468B10 TO 1268 sqmS$530,888S$7,807 psm×0.997S$7,784 psm
Feb 2026Blk 468A04 TO 0668 sqmS$510,000S$7,500 psm×0.997S$7,478 psm
Jan 2026Blk 468A10 TO 1268 sqmS$528,000S$7,765 psm×0.997S$7,742 psm
Jan 2026Blk 448C13 TO 1568 sqmS$540,000S$7,941 psm×0.997S$7,918 psm
Jan 2026Blk 468A04 TO 0668 sqmS$520,000S$7,647 psm×0.997S$7,625 psm

How accurate is this estimate for Bt Batok West Ave 9?

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 9 since.

Median error
2.5%

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.

6.60% gross yield

S$34,200 of rent a year against the estimate above · 0.66 points above flats like it

Homes like this rent for about S$2,850 a month, the middle of 9 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 2026448B3 ROOMS$2,800
Jul 2026448A3 ROOMS$2,900
Apr 2026468A3 ROOMS$3,000
Mar 2026468A3 ROOMS$3,200
Mar 2026468B3 ROOMS$2,900
Jan 2026448B3 ROOMS$2,700
Jan 2026448A3 ROOMS$2,000
Dec 2025448B3 ROOMS$2,850

median of 9 HDB rental approvals for 3 ROOM on Bt Batok West Ave 9 since 2025-10.

Buying or selling at S$518,233?

Buying: Stamp duty on S$518,233 · Cash and CPF needed on S$518,233 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$518,233.

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

Primary schools near 448a Bt Batok West Ave 9

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
May 2026
Blk 448A · 3 ROOM · 13 TO 15 · Model A · 92 years left
68 sqmS$530,000S$7,794 psm
May 2026
Blk 448A · 2 ROOM · 13 TO 15 · Model A · 92 years left
47 sqmS$395,000S$8,404 psm
Mar 2026
Blk 448A · 3 ROOM · 04 TO 06 · Model A · 92 years left
68 sqmS$475,000S$6,985 psm
Mar 2026
Blk 448A · 2 ROOM · 04 TO 06 · Model A · 92 years left
38 sqmS$320,000S$8,421 psm
Feb 2026
Blk 448A · 2 ROOM · 19 TO 21 · Model A · 92 years left
47 sqmS$398,000S$8,468 psm
Sept 2025
Blk 448A · 2 ROOM · 07 TO 09 · Model A · 93 years left
47 sqmS$375,000S$7,979 psm
Jul 2025
Blk 448A · 3 ROOM · 10 TO 12 · Model A · 93 years left
68 sqmS$530,000S$7,794 psm
Jul 2025
Blk 448A · 2 ROOM · 16 TO 18 · Model A · 93 years left
47 sqmS$406,888S$8,657 psm
Jul 2025
Blk 448A · 2 ROOM · 07 TO 09 · Model A · 93 years left
47 sqmS$365,000S$7,766 psm
Jun 2025
Blk 448A · 3 ROOM · 19 TO 21 · Model A · 93 years left
68 sqmS$550,000S$8,088 psm
Apr 2025
Blk 448A · 3 ROOM · 04 TO 06 · Model A · 93 years left
68 sqmS$480,000S$7,059 psm
Feb 2025
Blk 448A · 3 ROOM · 19 TO 21 · Model A · 93 years left
68 sqmS$560,000S$8,235 psm
Jan 2025
Blk 448A · 2 ROOM · 04 TO 06 · 2-room · 93 years left
38 sqmS$340,000S$8,947 psm
Dec 2024
Blk 448A · 3 ROOM · 13 TO 15 · Model A · 93 years left
68 sqmS$520,000S$7,647 psm
Dec 2024
Blk 448A · 3 ROOM · 13 TO 15 · Model A · 93 years left
68 sqmS$482,000S$7,088 psm
Dec 2024
Blk 448A · 2 ROOM · 19 TO 21 · Model A · 93 years left
38 sqmS$340,000S$8,947 psm
Nov 2024
Blk 448A · 3 ROOM · 04 TO 06 · Model A · 94 years left
excluded: outlier
68 sqmS$448,000S$6,588 psm
Sept 2024
Blk 448A · 2 ROOM · 16 TO 18 · Model A · 94 years left
47 sqmS$378,000S$8,043 psm
Aug 2024
Blk 448A · 3 ROOM · 04 TO 06 · Model A · 94 years left
68 sqmS$480,000S$7,059 psm
Jan 2024
Blk 448A · 3 ROOM · 19 TO 21 · Model A · 94 years left
68 sqmS$480,000S$7,059 psm
Dec 2023
Blk 448A · 3 ROOM · 10 TO 12 · Model A · 94 years left
68 sqmS$450,000S$6,618 psm
Dec 2023
Blk 448A · 2 ROOM · 10 TO 12 · Model A · 94 years left
47 sqmS$370,000S$7,872 psm
Nov 2023
Blk 448A · 2 ROOM · 13 TO 15 · Model A · 94 years left
47 sqmS$375,000S$7,979 psm
Oct 2023
Blk 448A · 3 ROOM · 01 TO 03 · Model A · 95 years left
excluded: outlier
68 sqmS$425,000S$6,250 psm
Oct 2023
Blk 448A · 2 ROOM · 13 TO 15 · Model A · 95 years left
47 sqmS$333,000S$7,085 psm
Aug 2023
Blk 448A · 3 ROOM · 04 TO 06 · Model A · 95 years left
68 sqmS$445,000S$6,544 psm
Aug 2023
Blk 448A · 2 ROOM · 10 TO 12 · Model A · 95 years left
47 sqmS$335,000S$7,128 psm
Jul 2023
Blk 448A · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$468,000S$6,882 psm
Jul 2023
Blk 448A · 2 ROOM · 07 TO 09 · Model A · 95 years left
38 sqmS$305,000S$8,026 psm
Jun 2023
Blk 448A · 3 ROOM · 13 TO 15 · Model A · 95 years left
68 sqmS$455,000S$6,691 psm
Jun 2023
Blk 448A · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$445,000S$6,544 psm
Jun 2023
Blk 448A · 2 ROOM · 07 TO 09 · Model A · 95 years left
47 sqmS$345,000S$7,340 psm
Jun 2023
Blk 448A · 2 ROOM · 10 TO 12 · Model A · 95 years left
47 sqmS$318,000S$6,766 psm
Jun 2023
Blk 448A · 2 ROOM · 10 TO 12 · Model A · 95 years left
38 sqmS$308,000S$8,105 psm
Apr 2023
Blk 448A · 3 ROOM · 16 TO 18 · Model A · 95 years left
68 sqmS$465,000S$6,838 psm
Apr 2023
Blk 448A · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$450,000S$6,618 psm
Mar 2023
Blk 448A · 3 ROOM · 13 TO 15 · Model A · 95 years left
68 sqmS$470,000S$6,912 psm
Feb 2023
Blk 448A · 3 ROOM · 16 TO 18 · Model A · 95 years left
68 sqmS$463,012S$6,809 psm
Feb 2023
Blk 448A · 2 ROOM · 16 TO 18 · Model A · 95 years left
38 sqmS$306,000S$8,053 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$492,685S$543,964S$589,124S$599,427
10 years81 yearsS$462,592S$563,897S$661,413S$684,750
20 years71 yearsS$408,047S$606,337S$834,177S$894,082

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.