Blk 464A Bt Batok West Ave 8
Project page · 99-year lease from 2021
Based on 16 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 464A | 04 TO 06 | 113 sqm | S$810,000 | S$7,168 psm | ×1.000 | S$7,168 psm |
| Oct 2026 | Blk 464A | 13 TO 15 | 113 sqm | S$828,000 | S$7,327 psm | ×1.000 | S$7,327 psm |
| Sept 2026 | Blk 464A | 13 TO 15 | 113 sqm | S$830,000 | S$7,345 psm | ×1.000 | S$7,345 psm |
| Jul 2026 | Blk 464A | 07 TO 09 | 113 sqm | S$795,000 | S$7,035 psm | ×1.000 | S$7,035 psm |
| Jul 2026 | Blk 464A | 01 TO 03 | 113 sqm | S$755,000 | S$6,681 psm | ×1.000 | S$6,681 psm |
| Jul 2026 | Blk 464A | 07 TO 09 | 113 sqm | S$800,000 | S$7,080 psm | ×1.000 | S$7,080 psm |
| Jul 2026 | Blk 464A | 13 TO 15 | 113 sqm | S$850,000 | S$7,522 psm | ×1.000 | S$7,522 psm |
| Jun 2026 | Blk 464A | 07 TO 09 | 113 sqm | S$818,888 | S$7,247 psm | ×1.000 | S$7,247 psm |
| Jun 2026 | Blk 464A | 13 TO 15 | 113 sqm | S$768,888 | S$6,804 psm | ×1.000 | S$6,804 psm |
| May 2026 | Blk 464A | 07 TO 09 | 113 sqm | S$779,888 | S$6,902 psm | ×1.000 | S$6,902 psm |
| May 2026 | Blk 464A | 13 TO 15 | 113 sqm | S$850,000 | S$7,522 psm | ×1.000 | S$7,522 psm |
| Mar 2026 | Blk 464A | 10 TO 12 | 113 sqm | S$820,000 | S$7,257 psm | ×0.997 | S$7,235 psm |
| Mar 2026 | Blk 464A | 10 TO 12 | 113 sqm | S$835,000 | S$7,389 psm | ×0.997 | S$7,368 psm |
| Mar 2026 | Blk 464A | 13 TO 15 | 113 sqm | S$861,000 | S$7,619 psm | ×0.997 | S$7,597 psm |
| Feb 2026 | Blk 464A | 16 TO 18 | 113 sqm | S$888,000 | S$7,858 psm | ×0.997 | S$7,835 psm |
| Dec 2025 | Blk 464A | 04 TO 06 | 113 sqm | S$805,000 | S$7,124 psm | ×0.996 | S$7,096 psm |
How accurate is this estimate for Bt Batok West Ave 8?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 291 sales in Bt Batok West Ave 8 since.
- Median error
- 2.1%
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.
5.35% gross yield
S$43,800 of rent a year against the estimate above · 0.42 points below flats like it
Homes like this rent for about S$3,650 a month, the middle of 21 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Aug 2026 | 171 | 5 ROOM | S$4,000 |
| Aug 2026 | 461C | 5 ROOM | S$3,300 |
| Jul 2026 | 443C | 5 ROOM | S$3,950 |
| Jun 2026 | 440C | 5 ROOM | S$4,150 |
| Jun 2026 | 440D | 5 ROOM | S$3,900 |
| Jun 2026 | 461D | 5 ROOM | S$3,800 |
| Jun 2026 | 170 | 5 ROOM | S$3,500 |
| May 2026 | 464A | 5 ROOM | S$4,000 |
median of 21 HDB rental approvals for 5 ROOM on Bt Batok West Ave 8 since 2025-10.
Buying or selling at S$818,235?
Buying: Stamp duty on S$818,235 · Cash and CPF needed on S$818,235 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$818,235.
Each opens with this figure filled in; change anything there.
Primary schools near 464a Bt Batok West Ave 8
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
- Dazhong Primary School · 683 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 850 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 933 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- St. Anthony's Primary School · 1,071 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Jurong Primary School · 1,291 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,348 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,552 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,652 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 464A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$828,000 | S$7,327 psm |
| Oct 2026 | Blk 464A · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Oct 2026 | Blk 464A · 5 ROOM · 01 TO 03 · Improved · 94 years left excluded: outlier | 113 sqm | S$710,000 | S$6,283 psm |
| Sept 2026 | Blk 464A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Sept 2026 | Blk 464A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Aug 2026 | Blk 464A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Aug 2026 | Blk 464A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$639,000 | S$6,871 psm |
| Jul 2026 | Blk 464A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Jul 2026 | Blk 464A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Jul 2026 | Blk 464A · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$755,000 | S$6,681 psm |
| Jul 2026 | Blk 464A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$795,000 | S$7,035 psm |
| Jun 2026 | Blk 464A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$768,888 | S$6,804 psm |
| Jun 2026 | Blk 464A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$818,888 | S$7,247 psm |
| May 2026 | Blk 464A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$850,000 | S$7,522 psm |
| May 2026 | Blk 464A · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$779,888 | S$6,902 psm |
| May 2026 | Blk 464A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Mar 2026 | Blk 464A · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$861,000 | S$7,619 psm |
| Mar 2026 | Blk 464A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$835,000 | S$7,389 psm |
| Mar 2026 | Blk 464A · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Feb 2026 | Blk 464A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Jan 2026 | Blk 464A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Dec 2025 | Blk 464A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$805,000 | S$7,124 psm |
| Dec 2025 | Blk 464A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Oct 2025 | Blk 464A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Sept 2025 | Blk 464A · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$773,000 | S$6,841 psm |
| Sept 2025 | Blk 464A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Sept 2025 | Blk 464A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$888,000 | S$7,858 psm |
| Sept 2025 | Blk 464A · 5 ROOM · 01 TO 03 · Improved · 95 years left excluded: outlier | 113 sqm | S$700,000 | S$6,195 psm |
| Sept 2025 | Blk 464A · 5 ROOM · 01 TO 03 · Improved · 95 years left excluded: outlier | 113 sqm | S$710,000 | S$6,283 psm |
| Sept 2025 | Blk 464A · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Sept 2025 | Blk 464A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2025 | Blk 464A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Aug 2025 | Blk 464A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Aug 2025 | Blk 464A · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Aug 2025 | Blk 464A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jul 2025 | Blk 464A · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Jul 2025 | Blk 464A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$632,000 | S$6,796 psm |
| Jun 2025 | Blk 464A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$828,000 | S$7,327 psm |
| Jun 2025 | Blk 464A · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$628,000 | S$6,753 psm |
| May 2025 | Blk 464A · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$830,000 | S$7,345 psm |
| May 2025 | Blk 464A · 5 ROOM · 16 TO 18 · Improved · 95 years left | 113 sqm | S$888,000 | S$7,858 psm |
| May 2025 | Blk 464A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Apr 2025 | Blk 464A · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Apr 2025 | Blk 464A · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$718,000 | S$7,720 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| May 2026 | Blk 464A · 5 ROOM | S$4,000 | — |
| Mar 2024 | Blk 464A · 5 ROOM | S$3,700 | — |
| Mar 2022 | Blk 464A · 5 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 93 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 | 88 years | S$777,897 | S$858,861 | S$930,163 | S$946,431 |
| 10 years | 83 years | S$730,384 | S$890,334 | S$1,044,300 | S$1,081,146 |
| 20 years | 73 years | S$644,263 | S$957,341 | S$1,317,077 | S$1,411,659 |
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.