Blk 451A Bt Batok West Ave 6
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 451A | 07 TO 09 | 67 sqm | S$525,000 | S$7,836 psm | ×1.000 | S$7,836 psm |
| May 2026 | Blk 451A | 22 TO 24 | 67 sqm | S$535,000 | S$7,985 psm | ×1.000 | S$7,985 psm |
| Apr 2026 | Blk 451A | 16 TO 18 | 67 sqm | S$525,000 | S$7,836 psm | ×1.000 | S$7,836 psm |
| Mar 2026 | Blk 451A | 19 TO 21 | 67 sqm | S$532,000 | S$7,940 psm | ×0.997 | S$7,917 psm |
| Feb 2026 | Blk 451A | 10 TO 12 | 67 sqm | S$525,000 | S$7,836 psm | ×0.997 | S$7,813 psm |
| Feb 2026 | Blk 451A | 04 TO 06 | 67 sqm | S$480,000 | S$7,164 psm | ×0.997 | S$7,143 psm |
| Nov 2025 | Blk 451A | 04 TO 06 | 67 sqm | S$500,000 | S$7,463 psm | ×0.996 | S$7,433 psm |
| Nov 2025 | Blk 451A | 19 TO 21 | 67 sqm | S$525,000 | S$7,836 psm | ×0.996 | S$7,805 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.
6.41% gross yield
S$33,600 of rent a year against the estimate above · 0.47 points above flats like it
Homes like this rent for about S$2,800 a month, the middle of 69 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 451A | 3 ROOM | S$3,100 |
| Sept 2026 | 146 | 3 ROOM | S$3,000 |
| Sept 2026 | 148 | 3 ROOM | S$3,000 |
| Sept 2026 | 109 | 3 ROOM | S$2,950 |
| Sept 2026 | 148 | 3 ROOM | S$2,800 |
| Sept 2026 | 136 | 3 ROOM | S$2,800 |
| Sept 2026 | 148 | 3 ROOM | S$2,650 |
| Aug 2026 | 127 | 3 ROOM | S$2,900 |
median of 69 HDB rental approvals for 3 ROOM on Bt Batok West Ave 6 since 2025-10.
Buying or selling at S$524,225?
Buying: Stamp duty on S$524,225 · Cash and CPF needed on S$524,225 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$524,225.
Each opens with this figure filled in; change anything there.
Primary schools near 451a 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 · 402 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 823 m · no 2025 Phase 2C ballot
1 to 2 km
- Pioneer Primary School · 1,029 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yuhua Primary School · 1,089 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong Primary School · 1,118 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,157 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,235 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,365 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Keming Primary School · 1,624 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,915 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 451A · 3 ROOM · 07 TO 09 · Model A · 92 years left | 67 sqm | S$525,000 | S$7,836 psm |
| Jul 2026 | Blk 451A · 2 ROOM · 16 TO 18 · Model A · 92 years left | 38 sqm | S$380,000 | S$10,000 psm |
| Jun 2026 | Blk 451A · 2 ROOM · 22 TO 24 · Model A · 92 years left | 47 sqm | S$400,000 | S$8,511 psm |
| May 2026 | Blk 451A · 3 ROOM · 22 TO 24 · Model A · 92 years left | 67 sqm | S$535,000 | S$7,985 psm |
| Apr 2026 | Blk 451A · 3 ROOM · 16 TO 18 · Model A · 92 years left | 67 sqm | S$525,000 | S$7,836 psm |
| Mar 2026 | Blk 451A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 67 sqm | S$532,000 | S$7,940 psm |
| Feb 2026 | Blk 451A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Feb 2026 | Blk 451A · 3 ROOM · 10 TO 12 · Model A · 92 years left | 67 sqm | S$525,000 | S$7,836 psm |
| Jan 2026 | Blk 451A · 2 ROOM · 10 TO 12 · Model A · 92 years left | 38 sqm | S$363,000 | S$9,553 psm |
| Nov 2025 | Blk 451A · 3 ROOM · 19 TO 21 · Model A · 92 years left | 67 sqm | S$525,000 | S$7,836 psm |
| Nov 2025 | Blk 451A · 3 ROOM · 04 TO 06 · Model A · 92 years left | 67 sqm | S$500,000 | S$7,463 psm |
| Aug 2025 | Blk 451A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$528,888 | S$7,894 psm |
| Aug 2025 | Blk 451A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$510,000 | S$7,612 psm |
| Jul 2025 | Blk 451A · 2 ROOM · 04 TO 06 · Model A · 93 years left | 38 sqm | S$353,500 | S$9,303 psm |
| May 2025 | Blk 451A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$398,000 | S$8,468 psm |
| May 2025 | Blk 451A · 2 ROOM · 04 TO 06 · 2-room · 93 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Apr 2025 | Blk 451A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$528,000 | S$7,881 psm |
| Apr 2025 | Blk 451A · 2 ROOM · 16 TO 18 · Model A · 93 years left | 47 sqm | S$405,000 | S$8,617 psm |
| Feb 2025 | Blk 451A · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$368,000 | S$7,830 psm |
| Jan 2025 | Blk 451A · 3 ROOM · 01 TO 03 · Model A · 93 years left | 67 sqm | S$460,000 | S$6,866 psm |
| Jan 2025 | Blk 451A · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Jan 2025 | Blk 451A · 2 ROOM · 01 TO 03 · Model A · 93 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Dec 2024 | Blk 451A · 3 ROOM · 10 TO 12 · Model A · 93 years left | 67 sqm | S$521,000 | S$7,776 psm |
| Dec 2024 | Blk 451A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Nov 2024 | Blk 451A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 67 sqm | S$516,000 | S$7,701 psm |
| Jul 2024 | Blk 451A · 3 ROOM · 22 TO 24 · Model A · 94 years left | 67 sqm | S$502,000 | S$7,493 psm |
| Jul 2024 | Blk 451A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 67 sqm | S$480,000 | S$7,164 psm |
| Jul 2024 | Blk 451A · 2 ROOM · 22 TO 24 · Model A · 94 years left | 47 sqm | S$405,000 | S$8,617 psm |
| Jul 2024 | Blk 451A · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Jul 2024 | Blk 451A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$355,000 | S$7,553 psm |
| Jun 2024 | Blk 451A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 67 sqm | S$473,000 | S$7,060 psm |
| Apr 2024 | Blk 451A · 3 ROOM · 19 TO 21 · Model A · 94 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Apr 2024 | Blk 451A · 2 ROOM · 19 TO 21 · Model A · 94 years left | 38 sqm | S$338,000 | S$8,895 psm |
| Mar 2024 | Blk 451A · 2 ROOM · 07 TO 09 · Model A · 94 years left | 47 sqm | S$343,000 | S$7,298 psm |
| Mar 2024 | Blk 451A · 2 ROOM · 01 TO 03 · Model A · 94 years left | 47 sqm | S$322,000 | S$6,851 psm |
| Feb 2024 | Blk 451A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 67 sqm | S$490,000 | S$7,313 psm |
| Feb 2024 | Blk 451A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 67 sqm | S$453,000 | S$6,761 psm |
| Jan 2024 | Blk 451A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$463,000 | S$6,910 psm |
| Jan 2024 | Blk 451A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 67 sqm | S$440,000 | S$6,567 psm |
| Jan 2024 | Blk 451A · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$343,000 | S$7,298 psm |
| Dec 2023 | Blk 451A · 3 ROOM · 19 TO 21 · Model A · 94 years left | 67 sqm | S$506,088 | S$7,554 psm |
| Dec 2023 | Blk 451A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Dec 2023 | Blk 451A · 2 ROOM · 19 TO 21 · Model A · 94 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Dec 2023 | Blk 451A · 2 ROOM · 19 TO 21 · Model A · 94 years left | 38 sqm | S$336,000 | S$8,842 psm |
| Oct 2023 | Blk 451A · 3 ROOM · 19 TO 21 · Model A · 94 years left | 67 sqm | S$500,000 | S$7,463 psm |
| Oct 2023 | Blk 451A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 67 sqm | S$455,000 | S$6,791 psm |
| Sept 2023 | Blk 451A · 2 ROOM · 19 TO 21 · Model A · 95 years left | 38 sqm | S$338,000 | S$8,895 psm |
| Aug 2023 | Blk 451A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 67 sqm | S$485,000 | S$7,239 psm |
| Aug 2023 | Blk 451A · 3 ROOM · 22 TO 24 · Model A · 95 years left | 67 sqm | S$475,000 | S$7,090 psm |
| Aug 2023 | Blk 451A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$320,000 | S$6,809 psm |
| Jul 2023 | Blk 451A · 3 ROOM · 19 TO 21 · Model A · 95 years left | 67 sqm | S$478,000 | S$7,134 psm |
| Jul 2023 | Blk 451A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 67 sqm | S$465,000 | S$6,940 psm |
| Jul 2023 | Blk 451A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Jul 2023 | Blk 451A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 67 sqm | S$450,000 | S$6,716 psm |
| Jun 2023 | Blk 451A · 2 ROOM · 01 TO 03 · Model A · 95 years left | 38 sqm | S$294,000 | S$7,737 psm |
| May 2023 | Blk 451A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 67 sqm | S$450,000 | S$6,716 psm |
| May 2023 | Blk 451A · 3 ROOM · 01 TO 03 · Model A · 95 years left | 67 sqm | S$441,000 | S$6,582 psm |
| May 2023 | Blk 451A · 2 ROOM · 04 TO 06 · Model A · 95 years left | 38 sqm | S$305,000 | S$8,026 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 451A · 3 ROOM | S$3,100 | — |
| Sept 2026 | Blk 451A · 2 ROOM | S$2,700 | — |
| Jul 2026 | Blk 451A · 2 ROOM | S$2,600 | — |
| Jun 2026 | Blk 451A · 3 ROOM | S$2,500 | — |
| May 2026 | Blk 451A · 2 ROOM | S$2,900 | — |
| May 2026 | Blk 451A · 2 ROOM | S$2,600 | — |
| May 2026 | Blk 451A · 2 ROOM | S$2,400 | — |
| Mar 2026 | Blk 451A · 2 ROOM | S$2,500 | — |
| Feb 2026 | Blk 451A · 2 ROOM | S$2,200 | — |
| Feb 2026 | Blk 451A · 2 ROOM | S$750 | — |
| Jan 2026 | Blk 451A · 2 ROOM | S$2,300 | — |
| Nov 2025 | Blk 451A · 2 ROOM | S$2,600 | — |
| Sept 2025 | Blk 451A · 2 ROOM | S$2,600 | — |
| Sept 2025 | Blk 451A · 2 ROOM | S$2,200 | — |
| Jun 2025 | Blk 451A · 2 ROOM | S$2,900 | — |
| Jun 2025 | Blk 451A · 3 ROOM | S$2,700 | — |
| Jun 2025 | Blk 451A · 3 ROOM | S$2,600 | — |
| May 2025 | Blk 451A · 2 ROOM | S$2,500 | — |
| May 2025 | Blk 451A · 2 ROOM | S$2,500 | — |
| Mar 2025 | Blk 451A · 2 ROOM | S$2,500 | — |
| Feb 2025 | Blk 451A · 2 ROOM | S$2,500 | — |
| Feb 2025 | Blk 451A · 2 ROOM | S$2,400 | — |
| Feb 2025 | Blk 451A · 2 ROOM | S$1,750 | — |
| Feb 2025 | Blk 451A · 2 ROOM | S$1,300 | — |
| Feb 2025 | Blk 451A · 2 ROOM | S$750 | — |
| Dec 2024 | Blk 451A · 2 ROOM | S$2,400 | — |
| Dec 2024 | Blk 451A · 2 ROOM | S$2,100 | — |
| Nov 2024 | Blk 451A · 2 ROOM | S$2,650 | — |
| Nov 2024 | Blk 451A · 2 ROOM | S$2,600 | — |
| Aug 2024 | Blk 451A · 3 ROOM | S$2,800 | — |
| Aug 2024 | Blk 451A · 2 ROOM | S$2,080 | — |
| Jul 2024 | Blk 451A · 2 ROOM | S$2,650 | — |
| May 2024 | Blk 451A · 2 ROOM | S$2,700 | — |
| Mar 2024 | Blk 451A · 2 ROOM | S$2,300 | — |
| Mar 2024 | Blk 451A · 2 ROOM | S$750 | — |
| Feb 2024 | Blk 451A · 2 ROOM | S$2,500 | — |
| Dec 2023 | Blk 451A · 2 ROOM | S$3,000 | — |
| Oct 2023 | Blk 451A · 2 ROOM | S$3,000 | — |
| Sept 2023 | Blk 451A · 2 ROOM | S$2,900 | — |
| Aug 2023 | Blk 451A · 2 ROOM | S$1,950 | — |
| Aug 2023 | Blk 451A · 2 ROOM | S$750 | — |
| Jul 2023 | Blk 451A · 2 ROOM | S$2,900 | — |
| Jun 2023 | Blk 451A · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 451A · 2 ROOM | S$2,900 | — |
| Jun 2023 | Blk 451A · 2 ROOM | S$2,800 | — |
| Jun 2023 | Blk 451A · 2 ROOM | S$2,700 | — |
| Jun 2023 | Blk 451A · 2 ROOM | S$1,200 | — |
| Mar 2023 | Blk 451A · 2 ROOM | S$1,800 | — |
| Mar 2023 | Blk 451A · 2 ROOM | S$1,300 | — |
| Mar 2023 | Blk 451A · 2 ROOM | S$1,200 | — |
| Mar 2023 | Blk 451A · 2 ROOM | S$750 | — |
| Sept 2022 | Blk 451A · 2 ROOM | S$1,000 | — |
| Aug 2022 | Blk 451A · 2 ROOM | S$2,200 | — |
| Jun 2022 | Blk 451A · 2 ROOM | S$2,300 | — |
| Sept 2021 | Blk 451A · 2 ROOM | S$1,500 | — |
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$498,382 | S$550,254 | S$595,935 | S$606,357 |
| 10 years | 81 years | S$467,941 | S$570,417 | S$669,060 | S$692,667 |
| 20 years | 71 years | S$412,765 | S$613,347 | S$843,822 | S$904,419 |
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.