Blk 460A Bt Batok West Ave 9
Project page · 99-year lease from 2020
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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 460A | 07 TO 09 | 93 sqm | S$677,000 | S$7,280 psm | ×1.000 | S$7,280 psm |
| May 2026 | Blk 460A | 13 TO 15 | 93 sqm | S$690,000 | S$7,419 psm | ×1.000 | S$7,419 psm |
| Apr 2026 | Blk 460A | 13 TO 15 | 93 sqm | S$705,000 | S$7,581 psm | ×1.000 | S$7,581 psm |
| Jan 2026 | Blk 460A | 07 TO 09 | 93 sqm | S$663,888 | S$7,139 psm | ×0.997 | S$7,118 psm |
| Dec 2025 | Blk 460A | 10 TO 12 | 93 sqm | S$650,888 | S$6,999 psm | ×0.996 | S$6,971 psm |
| Nov 2025 | Blk 460A | 10 TO 12 | 93 sqm | S$670,000 | S$7,204 psm | ×0.996 | S$7,176 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.
6.20% gross yield
S$41,700 of rent a year against the estimate above · 0.87 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$672,184?
Buying: Stamp duty on S$672,184 · Cash and CPF needed on S$672,184 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$672,184.
Each opens with this figure filled in; change anything there.
Primary schools near 460a 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 · 520 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 613 m · no 2025 Phase 2C ballot
- Jurong Primary School · 859 m · no 2025 Phase 2C ballot
1 to 2 km
- Dazhong Primary School · 1,059 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yuhua Primary School · 1,214 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,505 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Lianhua Primary School · 1,559 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,645 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,934 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Shuqun Primary School · 1,934 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 460A · 3 ROOM · 16 TO 18 · Model A · 93 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jun 2026 | Blk 460A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$677,000 | S$7,280 psm |
| Jun 2026 | Blk 460A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$510,000 | S$7,500 psm |
| Jun 2026 | Blk 460A · 3 ROOM · 04 TO 06 · Model A · 93 years left | 68 sqm | S$473,000 | S$6,956 psm |
| May 2026 | Blk 460A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Apr 2026 | Blk 460A · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Apr 2026 | Blk 460A · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Jan 2026 | Blk 460A · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$663,888 | S$7,139 psm |
| Dec 2025 | Blk 460A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$650,888 | S$6,999 psm |
| Nov 2025 | Blk 460A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Oct 2025 | Blk 460A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Sept 2025 | Blk 460A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jul 2025 | Blk 460A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$480,000 | S$7,059 psm |
| May 2025 | Blk 460A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Apr 2025 | Blk 460A · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$720,888 | S$7,751 psm |
| Mar 2025 | Blk 460A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$670,888 | S$7,214 psm |
| Feb 2025 | Blk 460A · 2 ROOM · 13 TO 15 · 2-room · 94 years left | 48 sqm | S$400,000 | S$8,333 psm |
| Jan 2025 | Blk 460A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jan 2025 | Blk 460A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jan 2025 | Blk 460A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Jan 2025 | Blk 460A · 2 ROOM · 01 TO 03 · 2-room · 95 years left | 48 sqm | S$358,000 | S$7,458 psm |
| Nov 2024 | Blk 460A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Nov 2024 | Blk 460A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Sept 2024 | Blk 460A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$616,000 | S$6,624 psm |
| Aug 2024 | Blk 460A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Aug 2024 | Blk 460A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$639,888 | S$6,881 psm |
| Aug 2024 | Blk 460A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| Jul 2024 | Blk 460A · 3 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 68 sqm | S$440,000 | S$6,471 psm |
| Jul 2024 | Blk 460A · 3 ROOM · 04 TO 06 · Model A · 95 years left excluded: outlier | 68 sqm | S$425,000 | S$6,250 psm |
| Jun 2024 | Blk 460A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$613,000 | S$6,591 psm |
| Jun 2024 | Blk 460A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Jun 2024 | Blk 460A · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Jun 2024 | Blk 460A · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$472,000 | S$6,941 psm |
| Jun 2024 | Blk 460A · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 48 sqm | S$355,000 | S$7,396 psm |
| May 2024 | Blk 460A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$618,000 | S$6,645 psm |
| May 2024 | Blk 460A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$598,000 | S$6,430 psm |
| May 2024 | Blk 460A · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$478,000 | S$7,029 psm |
| May 2024 | Blk 460A · 3 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 68 sqm | S$432,000 | S$6,353 psm |
| May 2024 | Blk 460A · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 48 sqm | S$345,000 | S$7,188 psm |
| Apr 2024 | Blk 460A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Apr 2024 | Blk 460A · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$450,000 | S$6,618 psm |
| Jan 2024 | Blk 460A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$559,500 | S$6,016 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 460A · 2 ROOM | S$2,700 | — |
| Mar 2026 | Blk 460A · 2 ROOM | S$2,600 | — |
| Feb 2026 | Blk 460A · 2 ROOM | S$500 | — |
| Jan 2026 | Blk 460A · 4 ROOM | S$3,500 | — |
| Nov 2025 | Blk 460A · 4 ROOM | S$3,400 | — |
| Nov 2025 | Blk 460A · 2 ROOM | S$2,800 | — |
| Aug 2025 | Blk 460A · 2 ROOM | S$2,500 | — |
| Mar 2025 | Blk 460A · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 460A · 2 ROOM | S$2,600 | — |
| Mar 2025 | Blk 460A · 2 ROOM | S$1,000 | — |
| Mar 2025 | Blk 460A · 2 ROOM | S$800 | — |
| Jan 2025 | Blk 460A · 4 ROOM | S$3,600 | — |
| Jul 2024 | Blk 460A · 2 ROOM | S$2,500 | — |
| May 2024 | Blk 460A · 4 ROOM | S$2,500 | — |
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 92 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 | 87 years | S$639,046 | S$705,558 | S$764,133 | S$777,497 |
| 10 years | 82 years | S$600,013 | S$731,413 | S$857,896 | S$888,166 |
| 20 years | 72 years | S$529,265 | S$786,459 | S$1,081,984 | S$1,159,684 |
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.