Blk 452A Bt Batok West Ave 6
Project page · 99-year lease from 2019
Based on 6 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 |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 452A | 16 TO 18 | 93 sqm | S$683,888 | S$7,354 psm | ×1.000 | S$7,354 psm |
| Apr 2026 | Blk 452A | 01 TO 03 | 93 sqm | S$600,000 | S$6,452 psm | ×1.000 | S$6,452 psm |
| Apr 2026 | Blk 452A | 10 TO 12 | 93 sqm | S$665,000 | S$7,151 psm | ×1.000 | S$7,151 psm |
| Mar 2026 | Blk 452A | 16 TO 18 | 93 sqm | S$698,000 | S$7,505 psm | ×0.997 | S$7,483 psm |
| Mar 2026 | Blk 452A | 01 TO 03 | 93 sqm | S$618,888 | S$6,655 psm | ×0.997 | S$6,635 psm |
| Jan 2026 | Blk 452A | 04 TO 06 | 93 sqm | S$625,000 | S$6,720 psm | ×0.997 | S$6,701 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.
6.33% gross yield
S$40,800 of rent a year against the estimate above · 1 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 90 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 | 452A | 4 ROOM | S$3,600 |
| Sept 2026 | 116 | 4 ROOM | S$3,450 |
| Sept 2026 | 187 | 4 ROOM | S$3,100 |
| Sept 2026 | 118 | 4 ROOM | S$2,800 |
| Sept 2026 | 132 | 4 ROOM | S$2,600 |
| Sept 2026 | 194B | 4 ROOM | S$2,285 |
| Aug 2026 | 108 | 4 ROOM | S$3,500 |
| Aug 2026 | 193 | 4 ROOM | S$3,500 |
median of 90 HDB rental approvals for 4 ROOM on Bt Batok West Ave 6 since 2025-10.
Buying or selling at S$644,078?
Buying: Stamp duty on S$644,078 · Cash and CPF needed on S$644,078 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$644,078.
Each opens with this figure filled in; change anything there.
Primary schools near 452a 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 · 347 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 882 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 998 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Yuhua Primary School · 1,040 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong Primary School · 1,063 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Lianhua Primary School · 1,200 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,243 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,423 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Keming Primary School · 1,637 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,859 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 452A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$683,888 | S$7,354 psm |
| Aug 2026 | Blk 452A · 5 ROOM · 07 TO 09 · Improved · 92 years left | 115 sqm | S$860,000 | S$7,478 psm |
| Jul 2026 | Blk 452A · 5 ROOM · 04 TO 06 · Improved · 92 years left | 115 sqm | S$838,000 | S$7,287 psm |
| Jun 2026 | Blk 452A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$835,000 | S$7,389 psm |
| Apr 2026 | Blk 452A · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Apr 2026 | Blk 452A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Mar 2026 | Blk 452A · 5 ROOM · 22 TO 24 · Improved · 92 years left | 113 sqm | S$920,000 | S$8,142 psm |
| Mar 2026 | Blk 452A · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$618,888 | S$6,655 psm |
| Mar 2026 | Blk 452A · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$698,000 | S$7,505 psm |
| Feb 2026 | Blk 452A · 5 ROOM · 13 TO 15 · Improved · 92 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Jan 2026 | Blk 452A · 5 ROOM · 10 TO 12 · Improved · 92 years left | 113 sqm | S$865,000 | S$7,655 psm |
| Jan 2026 | Blk 452A · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$625,000 | S$6,720 psm |
| May 2025 | Blk 452A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$715,000 | S$7,688 psm |
| Feb 2025 | Blk 452A · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$682,000 | S$7,333 psm |
| Jan 2025 | Blk 452A · 5 ROOM · 13 TO 15 · Improved · 93 years left | 115 sqm | S$868,888 | S$7,556 psm |
| Dec 2024 | Blk 452A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Oct 2024 | Blk 452A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Oct 2024 | Blk 452A · 5 ROOM · 01 TO 03 · Improved · 94 years left excluded: outlier | 115 sqm | S$715,000 | S$6,217 psm |
| Aug 2024 | Blk 452A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$815,000 | S$7,212 psm |
| Aug 2024 | Blk 452A · 5 ROOM · 01 TO 03 · Improved · 94 years left excluded: outlier | 113 sqm | S$670,000 | S$5,929 psm |
| Apr 2024 | Blk 452A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Mar 2024 | Blk 452A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 115 sqm | S$780,000 | S$6,783 psm |
| Mar 2024 | Blk 452A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$593,000 | S$6,376 psm |
| Feb 2024 | Blk 452A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Feb 2024 | Blk 452A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$631,888 | S$6,794 psm |
| Feb 2024 | Blk 452A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Feb 2024 | Blk 452A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Feb 2024 | Blk 452A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$560,000 | S$6,022 psm |
| Jan 2024 | Blk 452A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$735,000 | S$6,504 psm |
| Dec 2023 | Blk 452A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Nov 2023 | Blk 452A · 5 ROOM · 16 TO 18 · Improved · 94 years left | 115 sqm | S$795,000 | S$6,913 psm |
| Nov 2023 | Blk 452A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$788,000 | S$6,973 psm |
| Nov 2023 | Blk 452A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 115 sqm | S$755,000 | S$6,565 psm |
| Oct 2023 | Blk 452A · 5 ROOM · 07 TO 09 · Improved · 95 years left | 115 sqm | S$800,000 | S$6,957 psm |
| Oct 2023 | Blk 452A · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Oct 2023 | Blk 452A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Sept 2023 | Blk 452A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 115 sqm | S$760,000 | S$6,609 psm |
| Aug 2023 | Blk 452A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jul 2023 | Blk 452A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Jun 2023 | Blk 452A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 115 sqm | S$739,000 | S$6,426 psm |
| Jun 2023 | Blk 452A · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Jun 2023 | Blk 452A · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$646,000 | S$6,946 psm |
| Jun 2023 | Blk 452A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| May 2023 | Blk 452A · 5 ROOM · 22 TO 24 · Improved · 95 years left | 115 sqm | S$832,888 | S$7,243 psm |
| May 2023 | Blk 452A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Apr 2023 | Blk 452A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$610,000 | S$6,559 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 452A · 4 ROOM | S$3,600 | — |
| Jul 2026 | Blk 452A · 4 ROOM | S$3,500 | — |
| May 2026 | Blk 452A · 5 ROOM | S$3,500 | — |
| Jul 2025 | Blk 452A · 4 ROOM | S$3,650 | — |
| Jul 2025 | Blk 452A · 4 ROOM | S$3,650 | — |
| May 2025 | Blk 452A · 4 ROOM | S$2,300 | — |
| Apr 2025 | Blk 452A · 5 ROOM | S$3,550 | — |
| Oct 2024 | Blk 452A · 4 ROOM | S$3,600 | — |
| Jul 2024 | Blk 452A · 4 ROOM | S$3,700 | — |
| Apr 2024 | Blk 452A · 5 ROOM | S$5,000 | — |
| Mar 2024 | Blk 452A · 5 ROOM | S$3,800 | — |
| Jul 2023 | Blk 452A · 4 ROOM | S$3,900 | — |
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$612,326 | S$676,057 | S$732,183 | S$744,988 |
| 10 years | 81 years | S$574,925 | S$700,831 | S$822,026 | S$851,030 |
| 20 years | 71 years | S$507,135 | S$753,576 | S$1,036,744 | S$1,111,195 |
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.