Blk 449A Bt Batok West Ave 9
Project page · 99-year lease from 2019
Based on 7 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 449A | 13 TO 15 | 93 sqm | S$698,888 | S$7,515 psm | ×1.000 | S$7,515 psm |
| Jul 2026 | Blk 449A | 07 TO 09 | 93 sqm | S$680,000 | S$7,312 psm | ×1.000 | S$7,312 psm |
| Jul 2026 | Blk 449A | 10 TO 12 | 93 sqm | S$660,000 | S$7,097 psm | ×1.000 | S$7,097 psm |
| May 2026 | Blk 449A | 01 TO 03 | 93 sqm | S$609,000 | S$6,548 psm | ×1.000 | S$6,548 psm |
| May 2026 | Blk 449A | 10 TO 12 | 93 sqm | S$680,000 | S$7,312 psm | ×1.000 | S$7,312 psm |
| Feb 2026 | Blk 449A | 10 TO 12 | 93 sqm | S$695,000 | S$7,473 psm | ×0.997 | S$7,451 psm |
| Jan 2026 | Blk 449A | 10 TO 12 | 93 sqm | S$685,000 | S$7,366 psm | ×0.997 | S$7,344 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.
6.13% gross yield
S$41,700 of rent a year against the estimate above · 0.8 points above flats like it
Homes like this rent for about S$3,475 a month, the middle of 6 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 |
|---|---|---|---|
| Apr 2026 | 449A | 4 ROOM | S$3,450 |
| Apr 2026 | 449A | 4 ROOM | S$3,400 |
| Mar 2026 | 467B | 4 ROOM | S$3,730 |
| Jan 2026 | 460A | 4 ROOM | S$3,500 |
| Nov 2025 | 460A | 4 ROOM | S$3,400 |
| Oct 2025 | 460B | 4 ROOM | S$4,000 |
median of 6 HDB rental approvals for 4 ROOM on Bt Batok West Ave 9 since 2025-10.
Buying or selling at S$680,000?
Buying: Stamp duty on S$680,000 · Cash and CPF needed on S$680,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$680,000.
Each opens with this figure filled in; change anything there.
Primary schools near 449a 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
- Princess Elizabeth Primary School · 294 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 892 m · no 2025 Phase 2C ballot
- Jurong Primary School · 942 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Dazhong Primary School · 987 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yuhua Primary School · 996 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Lianhua Primary School · 1,321 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,327 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,513 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Keming Primary School · 1,727 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,787 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jul 2026 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Jul 2026 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$698,888 | S$7,515 psm |
| May 2026 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$680,000 | S$7,312 psm |
| May 2026 | Blk 449A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$609,000 | S$6,548 psm |
| Feb 2026 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Jan 2026 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Sept 2025 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$682,888 | S$7,343 psm |
| May 2025 | Blk 449A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Apr 2025 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Apr 2025 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Apr 2025 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Mar 2025 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$636,000 | S$6,839 psm |
| Feb 2025 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Feb 2025 | Blk 449A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Jan 2025 | Blk 449A · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Dec 2024 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Sept 2024 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$656,000 | S$7,054 psm |
| Aug 2024 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2024 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Aug 2024 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Jun 2024 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$659,000 | S$7,086 psm |
| Jun 2024 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$615,000 | S$6,613 psm |
| May 2024 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$648,000 | S$6,968 psm |
| May 2024 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Apr 2024 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$571,000 | S$6,140 psm |
| Apr 2024 | Blk 449A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Mar 2024 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$622,000 | S$6,688 psm |
| Mar 2024 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Feb 2024 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Feb 2024 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jan 2024 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Nov 2023 | Blk 449A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Nov 2023 | Blk 449A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Nov 2023 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Oct 2023 | Blk 449A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Oct 2023 | Blk 449A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Oct 2023 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Sept 2023 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$578,888 | S$6,225 psm |
| Sept 2023 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$565,000 | S$6,075 psm |
| Sept 2023 | Blk 449A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Aug 2023 | Blk 449A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$550,000 | S$5,914 psm |
| Jul 2023 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Jun 2023 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$597,000 | S$6,419 psm |
| Jun 2023 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| May 2023 | Blk 449A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$660,000 | S$7,097 psm |
| May 2023 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Apr 2023 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Apr 2023 | Blk 449A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Mar 2023 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$636,000 | S$6,839 psm |
| Mar 2023 | Blk 449A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Mar 2023 | Blk 449A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Mar 2023 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Mar 2023 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Feb 2023 | Blk 449A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Jan 2023 | Blk 449A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Apr 2026 | Blk 449A · 4 ROOM | S$3,450 | — |
| Apr 2026 | Blk 449A · 4 ROOM | S$3,400 | — |
| Aug 2025 | Blk 449A · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 449A · 4 ROOM | S$2,800 | — |
| Jun 2025 | Blk 449A · 4 ROOM | S$4,100 | — |
| Jul 2024 | Blk 449A · 4 ROOM | S$4,100 | — |
| Apr 2024 | Blk 449A · 4 ROOM | S$3,450 | — |
| Sept 2023 | Blk 449A · 4 ROOM | S$3,000 | — |
| Mar 2023 | Blk 449A · 4 ROOM | S$3,600 | — |
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$646,477 | S$713,763 | S$773,019 | S$786,538 |
| 10 years | 81 years | S$606,991 | S$739,918 | S$867,873 | S$898,494 |
| 20 years | 71 years | S$535,419 | S$795,605 | S$1,094,566 | S$1,173,169 |
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.