Blk 450A Bt Batok West Ave 6
Project page · 99-year lease from 2019
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 451A | 22 TO 24 | 47 sqm | S$400,000 | S$8,511 psm | ×1.000 | S$8,511 psm |
| May 2026 | Blk 450D | 10 TO 12 | 47 sqm | S$403,500 | S$8,585 psm | ×1.000 | S$8,585 psm |
| Feb 2026 | Blk 450A | 04 TO 06 | 47 sqm | S$390,000 | S$8,298 psm | ×0.997 | S$8,273 psm |
| Feb 2026 | Blk 450D | 10 TO 12 | 47 sqm | S$385,000 | S$8,191 psm | ×0.997 | S$8,167 psm |
| Jan 2026 | Blk 450D | 01 TO 03 | 47 sqm | S$375,000 | S$7,979 psm | ×0.997 | S$7,955 psm |
How accurate is this estimate for Bt Batok West Ave 6?
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 6 since.
- Median error
- 2.9%
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.
7.72% gross yield
S$30,000 of rent a year against the estimate above · 0.42 points above flats like it
Homes like this rent for about S$2,500 a month, the middle of 34 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 | 451A | 2 ROOM | S$2,700 |
| Sept 2026 | 450D | 2 ROOM | S$2,600 |
| Sept 2026 | 450D | 2 ROOM | S$2,500 |
| Sept 2026 | 450D | 2 ROOM | S$2,500 |
| Sept 2026 | 450D | 2 ROOM | S$2,500 |
| Aug 2026 | 450D | 2 ROOM | S$2,600 |
| Aug 2026 | 450D | 2 ROOM | S$2,600 |
| Aug 2026 | 450D | 2 ROOM | S$2,450 |
median of 34 HDB rental approvals for 2 ROOM on Bt Batok West Ave 6 since 2025-10.
Buying or selling at S$388,849?
Buying: Stamp duty on S$388,849 · Cash and CPF needed on S$388,849 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$388,849.
Each opens with this figure filled in; change anything there.
Primary schools near 450a Bt Batok West Ave 6
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 · 478 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 745 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 981 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Bukit View Primary School · 1,077 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yuhua Primary School · 1,105 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,210 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,272 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,313 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Keming Primary School · 1,458 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 450A · 3 ROOM · 13 TO 15 · Model A · 92 years left | 67 sqm | S$528,000 | S$7,881 psm |
| Apr 2026 | Blk 450A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Apr 2026 | Blk 450A · 3 ROOM · 16 TO 18 · Model A · 92 years left | 67 sqm | S$540,000 | S$8,060 psm |
| Feb 2026 | Blk 450A · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$390,000 | S$8,298 psm |
| Nov 2025 | Blk 450A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$520,000 | S$7,761 psm |
| Aug 2025 | Blk 450A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$470,000 | S$7,015 psm |
| Jul 2025 | Blk 450A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Jun 2025 | Blk 450A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$500,000 | S$7,463 psm |
| Jun 2025 | Blk 450A · 2 ROOM · 07 TO 09 · Model A · 93 years left | 47 sqm | S$383,000 | S$8,149 psm |
| Apr 2025 | Blk 450A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Apr 2025 | Blk 450A · 3 ROOM · 13 TO 15 · Model A · 93 years left | 67 sqm | S$515,000 | S$7,687 psm |
| Apr 2025 | Blk 450A · 2 ROOM · 04 TO 06 · Model A · 93 years left | 38 sqm | S$358,000 | S$9,421 psm |
| Mar 2025 | Blk 450A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 38 sqm | S$368,000 | S$9,684 psm |
| Feb 2025 | Blk 450A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Nov 2024 | Blk 450A · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Oct 2024 | Blk 450A · 2 ROOM · 10 TO 12 · 2-room · 94 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Aug 2024 | Blk 450A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$382,000 | S$8,128 psm |
| Aug 2024 | Blk 450A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 38 sqm | S$345,000 | S$9,079 psm |
| Apr 2024 | Blk 450A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Mar 2024 | Blk 450A · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 47 sqm | S$348,000 | S$7,404 psm |
| Feb 2024 | Blk 450A · 2 ROOM · 22 TO 24 · Model A · 94 years left | 47 sqm | S$362,000 | S$7,702 psm |
| Jan 2024 | Blk 450A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Jan 2024 | Blk 450A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Jan 2024 | Blk 450A · 2 ROOM · 16 TO 18 · Model A · 94 years left | 47 sqm | S$372,000 | S$7,915 psm |
| Dec 2023 | Blk 450A · 2 ROOM · 22 TO 24 · Model A · 94 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Nov 2023 | Blk 450A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 67 sqm | S$498,000 | S$7,433 psm |
| Nov 2023 | Blk 450A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 67 sqm | S$458,000 | S$6,836 psm |
| Sept 2023 | Blk 450A · 3 ROOM · 22 TO 24 · Model A · 95 years left | 67 sqm | S$468,000 | S$6,985 psm |
| Sept 2023 | Blk 450A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 67 sqm | S$465,000 | S$6,940 psm |
| Aug 2023 | Blk 450A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Aug 2023 | Blk 450A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$330,000 | S$7,021 psm |
| Aug 2023 | Blk 450A · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$324,000 | S$6,894 psm |
| Aug 2023 | Blk 450A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$320,000 | S$8,421 psm |
| Aug 2023 | Blk 450A · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 38 sqm | S$305,000 | S$8,026 psm |
| Jul 2023 | Blk 450A · 3 ROOM · 22 TO 24 · Model A · 95 years left | 67 sqm | S$505,000 | S$7,537 psm |
| Jul 2023 | Blk 450A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Jul 2023 | Blk 450A · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$325,000 | S$6,915 psm |
| Jun 2023 | Blk 450A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 67 sqm | S$465,000 | S$6,940 psm |
| Jun 2023 | Blk 450A · 2 ROOM · 19 TO 21 · Model A · 95 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Jun 2023 | Blk 450A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$340,000 | S$7,234 psm |
| May 2023 | Blk 450A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 67 sqm | S$458,000 | S$6,836 psm |
| May 2023 | Blk 450A · 2 ROOM · 19 TO 21 · Model A · 95 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Apr 2023 | Blk 450A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Apr 2023 | Blk 450A · 2 ROOM · 13 TO 15 · 2-room · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Apr 2023 | Blk 450A · 2 ROOM · 19 TO 21 · Model A · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Apr 2023 | Blk 450A · 2 ROOM · 19 TO 21 · Model A · 95 years left | 38 sqm | S$320,000 | S$8,421 psm |
| Apr 2023 | Blk 450A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$320,000 | S$8,421 psm |
| Mar 2023 | Blk 450A · 2 ROOM · 16 TO 18 · Model A · 95 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Mar 2023 | Blk 450A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$333,000 | S$7,085 psm |
| Feb 2023 | Blk 450A · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Nov 2022 | Blk 450A · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$328,000 | S$6,979 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 450A · 2 ROOM | S$2,600 | — |
| Jun 2026 | Blk 450A · 2 ROOM | S$2,350 | — |
| Jun 2026 | Blk 450A · 2 ROOM | S$1,300 | — |
| May 2026 | Blk 450A · 2 ROOM | S$2,500 | — |
| Mar 2026 | Blk 450A · 3 ROOM | S$3,100 | — |
| Feb 2026 | Blk 450A · 2 ROOM | S$2,500 | — |
| Jan 2026 | Blk 450A · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 450A · 2 ROOM | S$1,300 | — |
| Nov 2025 | Blk 450A · 2 ROOM | S$2,500 | — |
| Oct 2025 | Blk 450A · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 450A · 2 ROOM | S$2,400 | — |
| Jul 2025 | Blk 450A · 2 ROOM | S$2,500 | — |
| Jun 2025 | Blk 450A · 2 ROOM | S$2,500 | — |
| May 2025 | Blk 450A · 2 ROOM | S$2,300 | — |
| Mar 2025 | Blk 450A · 2 ROOM | S$2,600 | — |
| Mar 2025 | Blk 450A · 2 ROOM | S$2,450 | — |
| Mar 2025 | Blk 450A · 2 ROOM | S$2,400 | — |
| Dec 2024 | Blk 450A · 3 ROOM | S$2,800 | — |
| Nov 2024 | Blk 450A · 2 ROOM | S$2,500 | — |
| Jul 2024 | Blk 450A · 2 ROOM | S$2,350 | — |
| Jun 2024 | Blk 450A · 2 ROOM | S$2,600 | — |
| Feb 2024 | Blk 450A · 3 ROOM | S$3,200 | — |
| Nov 2023 | Blk 450A · 3 ROOM | S$3,200 | — |
| Aug 2023 | Blk 450A · 2 ROOM | S$2,500 | — |
| Jul 2023 | Blk 450A · 2 ROOM | S$2,900 | — |
| Jul 2023 | Blk 450A · 2 ROOM | S$2,600 | — |
| Jun 2023 | Blk 450A · 2 ROOM | S$2,600 | — |
| Jun 2023 | Blk 450A · 3 ROOM | S$1,650 | — |
| Mar 2023 | Blk 450A · 2 ROOM | S$2,600 | — |
| Mar 2023 | Blk 450A · 2 ROOM | S$2,500 | — |
| Mar 2023 | Blk 450A · 2 ROOM | S$2,400 | — |
| Dec 2022 | Blk 450A · 2 ROOM | S$2,000 | — |
| Aug 2022 | Blk 450A · 2 ROOM | S$2,000 | — |
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$369,679 | S$408,156 | S$442,041 | S$449,772 |
| 10 years | 81 years | S$347,100 | S$423,113 | S$496,282 | S$513,792 |
| 20 years | 71 years | S$306,173 | S$454,956 | S$625,914 | S$670,862 |
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.