Blk 467A Bt Batok West Ave 9
Project page · 99-year lease from 2021
Based on 15 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 467A | 04 TO 06 | 93 sqm | S$625,000 | S$6,720 psm | ×1.000 | S$6,720 psm |
| Sept 2026 | Blk 467A | 13 TO 15 | 93 sqm | S$688,000 | S$7,398 psm | ×1.000 | S$7,398 psm |
| Aug 2026 | Blk 467A | 01 TO 03 | 93 sqm | S$610,000 | S$6,559 psm | ×1.000 | S$6,559 psm |
| Aug 2026 | Blk 467A | 01 TO 03 | 93 sqm | S$608,000 | S$6,538 psm | ×1.000 | S$6,538 psm |
| Jul 2026 | Blk 467A | 07 TO 09 | 93 sqm | S$648,000 | S$6,968 psm | ×1.000 | S$6,968 psm |
| Jul 2026 | Blk 467A | 10 TO 12 | 93 sqm | S$668,000 | S$7,183 psm | ×1.000 | S$7,183 psm |
| Jul 2026 | Blk 467A | 07 TO 09 | 93 sqm | S$645,000 | S$6,935 psm | ×1.000 | S$6,935 psm |
| Jul 2026 | Blk 467A | 01 TO 03 | 93 sqm | S$603,888 | S$6,493 psm | ×1.000 | S$6,493 psm |
| May 2026 | Blk 467A | 10 TO 12 | 93 sqm | S$660,000 | S$7,097 psm | ×1.000 | S$7,097 psm |
| May 2026 | Blk 467A | 04 TO 06 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| Apr 2026 | Blk 467A | 04 TO 06 | 93 sqm | S$630,000 | S$6,774 psm | ×1.000 | S$6,774 psm |
| Apr 2026 | Blk 467A | 01 TO 03 | 93 sqm | S$585,000 | S$6,290 psm | ×1.000 | S$6,290 psm |
| Apr 2026 | Blk 467A | 10 TO 12 | 93 sqm | S$672,000 | S$7,226 psm | ×1.000 | S$7,226 psm |
| Mar 2026 | Blk 467A | 13 TO 15 | 93 sqm | S$665,000 | S$7,151 psm | ×0.997 | S$7,129 psm |
| Mar 2026 | Blk 467A | 10 TO 12 | 93 sqm | S$705,000 | S$7,581 psm | ×0.997 | S$7,558 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.
6.47% gross yield
S$41,700 of rent a year against the estimate above · 1.14 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$645,000?
Buying: Stamp duty on S$645,000 · Cash and CPF needed on S$645,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$645,000.
Each opens with this figure filled in; change anything there.
Primary schools near 467a 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
- Dazhong Primary School · 495 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 798 m · balloted in 2025 Phase 2C (citizens within 1 km)
- St. Anthony's Primary School · 985 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
1 to 2 km
- Lianhua Primary School · 1,096 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pioneer Primary School · 1,137 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,406 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,426 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,485 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,773 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 467A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$688,000 | S$7,398 psm |
| Sept 2026 | Blk 467A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Aug 2026 | Blk 467A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Aug 2026 | Blk 467A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jul 2026 | Blk 467A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$603,888 | S$6,493 psm |
| Jul 2026 | Blk 467A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Jul 2026 | Blk 467A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Jul 2026 | Blk 467A · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$648,000 | S$6,968 psm |
| Jul 2026 | Blk 467A · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Jul 2026 | Blk 467A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$518,000 | S$7,618 psm |
| Jul 2026 | Blk 467A · 2 ROOM · 16 TO 18 · 2-room · 94 years left | 47 sqm | S$405,000 | S$8,617 psm |
| Jun 2026 | Blk 467A · 3 ROOM · 16 TO 18 · Model A · 94 years left | 68 sqm | S$548,000 | S$8,059 psm |
| May 2026 | Blk 467A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$640,000 | S$6,882 psm |
| May 2026 | Blk 467A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$660,000 | S$7,097 psm |
| May 2026 | Blk 467A · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$535,000 | S$7,868 psm |
| May 2026 | Blk 467A · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$512,000 | S$7,529 psm |
| Apr 2026 | Blk 467A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$672,000 | S$7,226 psm |
| Apr 2026 | Blk 467A · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Apr 2026 | Blk 467A · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2026 | Blk 467A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$495,000 | S$7,279 psm |
| Apr 2026 | Blk 467A · 3 ROOM · 19 TO 21 · Model A · 94 years left | 68 sqm | S$552,888 | S$8,131 psm |
| Apr 2026 | Blk 467A · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Apr 2026 | Blk 467A · 2 ROOM · 10 TO 12 · 2-room · 94 years left | 47 sqm | S$379,000 | S$8,064 psm |
| Mar 2026 | Blk 467A · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Mar 2026 | Blk 467A · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Mar 2026 | Blk 467A · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$520,000 | S$7,647 psm |
| Mar 2026 | Blk 467A · 2 ROOM · 16 TO 18 · 2-room · 94 years left | 38 sqm | S$370,000 | S$9,737 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 467A · 2 ROOM | S$1,400 | — |
| Mar 2026 | Blk 467A · 2 ROOM | S$2,500 | — |
| Mar 2026 | Blk 467A · 2 ROOM | S$2,400 | — |
| Jan 2026 | Blk 467A · 2 ROOM | S$2,500 | — |
| Mar 2024 | Blk 467A · 4 ROOM | S$3,300 | — |
| Aug 2022 | Blk 467A · 4 ROOM | S$3,300 | — |
| Jun 2022 | Blk 467A · 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 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$613,202 | S$677,024 | S$733,230 | S$746,054 |
| 10 years | 83 years | S$575,748 | S$701,834 | S$823,202 | S$852,248 |
| 20 years | 73 years | S$507,860 | S$754,654 | S$1,038,227 | S$1,112,785 |
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.