HDB · 652194
Blk 194B Bt Batok West Ave 6
Project page · 99-year lease from 2017
Indicative value range
S$756,000 – S$793,000
Indicative mid S$779,579 · S$8,474 psm
Based on 7 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 194B | 22 TO 24 | 92 sqm | S$798,000 | S$8,674 psm | ×1.000 | S$8,674 psm |
| Aug 2026 | Blk 194B | 25 TO 27 | 95 sqm | S$805,000 | S$8,474 psm | ×1.000 | S$8,474 psm |
| Jul 2026 | Blk 194B | 19 TO 21 | 92 sqm | S$798,000 | S$8,674 psm | ×1.000 | S$8,674 psm |
| Jun 2026 | Blk 194B | 13 TO 15 | 92 sqm | S$788,000 | S$8,565 psm | ×1.000 | S$8,565 psm |
| May 2026 | Blk 194B | 22 TO 24 | 92 sqm | S$738,000 | S$8,022 psm | ×1.000 | S$8,022 psm |
| May 2026 | Blk 194B | 10 TO 12 | 92 sqm | S$739,000 | S$8,033 psm | ×1.000 | S$8,033 psm |
| Apr 2026 | Blk 194B | 25 TO 27 | 92 sqm | S$773,000 | S$8,402 psm | ×1.000 | S$8,402 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.
5.23% gross yield
S$40,800 of rent a year against the estimate above · 0.34 points below 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 80 to 89 years of lease left yield 5.57%, from 167 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$779,579?
Buying: Stamp duty on S$779,579 · Cash and CPF needed on S$779,579 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$779,579.
Each opens with this figure filled in; change anything there.
Primary schools near 194b 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
- Yuhua Primary School · 431 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 503 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Bukit View Primary School · 785 m · no 2025 Phase 2C ballot
1 to 2 km
- Keming Primary School · 1,182 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,267 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,295 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,327 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 1,534 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,616 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 194B · 4 ROOM · 25 TO 27 · Premium Apartment · 90 years left | 95 sqm | S$805,000 | S$8,474 psm |
| Aug 2026 | Blk 194B · 4 ROOM · 22 TO 24 · Premium Apartment · 90 years left | 92 sqm | S$798,000 | S$8,674 psm |
| Aug 2026 | Blk 194B · 3 ROOM · 07 TO 09 · Premium Apartment · 90 years left | 68 sqm | S$550,000 | S$8,088 psm |
| Aug 2026 | Blk 194B · 3 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 68 sqm | S$555,000 | S$8,162 psm |
| Jul 2026 | Blk 194B · 4 ROOM · 19 TO 21 · Premium Apartment · 90 years left | 92 sqm | S$798,000 | S$8,674 psm |
| Jun 2026 | Blk 194B · 4 ROOM · 13 TO 15 · Premium Apartment · 90 years left | 92 sqm | S$788,000 | S$8,565 psm |
| May 2026 | Blk 194B · 4 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 92 sqm | S$739,000 | S$8,033 psm |
| May 2026 | Blk 194B · 4 ROOM · 22 TO 24 · Premium Apartment · 90 years left | 92 sqm | S$738,000 | S$8,022 psm |
| Apr 2026 | Blk 194B · 4 ROOM · 25 TO 27 · Premium Apartment · 90 years left | 92 sqm | S$773,000 | S$8,402 psm |
| Mar 2026 | Blk 194B · 5 ROOM · 10 TO 12 · Premium Apartment · 90 years left | 112 sqm | S$908,000 | S$8,107 psm |
| Nov 2025 | Blk 194B · 3 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 68 sqm | S$560,000 | S$8,235 psm |
| Aug 2025 | Blk 194B · 4 ROOM · 01 TO 03 · Premium Apartment · 91 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Aug 2025 | Blk 194B · 3 ROOM · 25 TO 27 · Premium Apartment · 91 years left | 68 sqm | S$585,000 | S$8,603 psm |
| Aug 2025 | Blk 194B · 3 ROOM · 04 TO 06 · Premium Apartment · 91 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jul 2025 | Blk 194B · 5 ROOM · 10 TO 12 · Premium Apartment · 91 years left | 115 sqm | S$928,000 | S$8,070 psm |
| Jul 2025 | Blk 194B · 4 ROOM · 22 TO 24 · Premium Apartment · 91 years left | 92 sqm | S$798,000 | S$8,674 psm |
| Jun 2025 | Blk 194B · 3 ROOM · 19 TO 21 · Premium Apartment · 91 years left | 68 sqm | S$579,000 | S$8,515 psm |
| Mar 2025 | Blk 194B · 4 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Mar 2025 | Blk 194B · 4 ROOM · 28 TO 30 · Premium Apartment · 91 years left | 92 sqm | S$780,000 | S$8,478 psm |
| Mar 2025 | Blk 194B · 3 ROOM · 16 TO 18 · Premium Apartment · 91 years left | 68 sqm | S$570,000 | S$8,382 psm |
| Feb 2025 | Blk 194B · 3 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 68 sqm | S$540,000 | S$7,941 psm |
| Jan 2025 | Blk 194B · 4 ROOM · 31 TO 33 · Premium Apartment · 92 years left | 95 sqm | S$825,000 | S$8,684 psm |
| Jan 2025 | Blk 194B · 3 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 68 sqm | S$522,000 | S$7,676 psm |
| Dec 2024 | Blk 194B · 4 ROOM · 34 TO 36 · Premium Apartment · 92 years left excluded: outlier | 95 sqm | S$848,000 | S$8,926 psm |
| Oct 2024 | Blk 194B · 4 ROOM · 28 TO 30 · Premium Apartment · 92 years left | 95 sqm | S$818,000 | S$8,611 psm |
| Aug 2024 | Blk 194B · 5 ROOM · 25 TO 27 · Premium Apartment · 92 years left | 115 sqm | S$965,000 | S$8,391 psm |
| Aug 2024 | Blk 194B · 5 ROOM · 19 TO 21 · Premium Apartment · 92 years left excluded: outlier | 112 sqm | S$948,000 | S$8,464 psm |
| Aug 2024 | Blk 194B · 3 ROOM · 22 TO 24 · Premium Apartment · 92 years left | 68 sqm | S$550,000 | S$8,088 psm |
| May 2024 | Blk 194B · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 92 sqm | S$620,000 | S$6,739 psm |
| May 2024 | Blk 194B · 4 ROOM · 01 TO 03 · Premium Apartment · 92 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Apr 2024 | Blk 194B · 4 ROOM · 07 TO 09 · Premium Apartment · 92 years left | 92 sqm | S$668,000 | S$7,261 psm |
| Apr 2024 | Blk 194B · 4 ROOM · 04 TO 06 · Premium Apartment · 92 years left | 92 sqm | S$660,000 | S$7,174 psm |
| Feb 2024 | Blk 194B · 4 ROOM · 25 TO 27 · Premium Apartment · 93 years left | 92 sqm | S$728,000 | S$7,913 psm |
| Nov 2023 | Blk 194B · 5 ROOM · 34 TO 36 · Premium Apartment · 93 years left | 112 sqm | S$935,000 | S$8,348 psm |
| Aug 2023 | Blk 194B · 4 ROOM · 13 TO 15 · Premium Apartment · 93 years left | 92 sqm | S$695,000 | S$7,554 psm |
| Aug 2023 | Blk 194B · 3 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Aug 2023 | Blk 194B · 3 ROOM · 19 TO 21 · Premium Apartment · 93 years left | 68 sqm | S$478,000 | S$7,029 psm |
| Apr 2023 | Blk 194B · 4 ROOM · 22 TO 24 · Premium Apartment · 93 years left | 92 sqm | S$755,888 | S$8,216 psm |
| Mar 2023 | Blk 194B · 3 ROOM · 22 TO 24 · Premium Apartment · 93 years left | 68 sqm | S$498,000 | S$7,324 psm |
| Feb 2023 | Blk 194B · 4 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 92 sqm | S$710,000 | S$7,717 psm |
| Feb 2023 | Blk 194B · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Jan 2023 | Blk 194B · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Dec 2022 | Blk 194B · 5 ROOM · 31 TO 33 · Premium Apartment · 94 years left | 115 sqm | S$918,000 | S$7,983 psm |
| Dec 2022 | Blk 194B · 4 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 92 sqm | S$720,000 | S$7,826 psm |
| Dec 2022 | Blk 194B · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 95 sqm | S$720,000 | S$7,579 psm |
| Dec 2022 | Blk 194B · 4 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Nov 2022 | Blk 194B · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Nov 2022 | Blk 194B · 3 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 68 sqm | S$542,000 | S$7,971 psm |
| Oct 2022 | Blk 194B · 5 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 112 sqm | S$855,000 | S$7,634 psm |
| Oct 2022 | Blk 194B · 4 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 92 sqm | S$611,000 | S$6,641 psm |
| Oct 2022 | Blk 194B · 3 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Oct 2022 | Blk 194B · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 68 sqm | S$480,000 | S$7,059 psm |
| Sept 2022 | Blk 194B · 4 ROOM · 28 TO 30 · Premium Apartment · 94 years left | 92 sqm | S$700,000 | S$7,609 psm |
| Sept 2022 | Blk 194B · 3 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Sept 2022 | Blk 194B · 3 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 68 sqm | S$490,000 | S$7,206 psm |
| Aug 2022 | Blk 194B · 5 ROOM · 34 TO 36 · Premium Apartment · 94 years left | 115 sqm | S$870,088 | S$7,566 psm |
| Aug 2022 | Blk 194B · 3 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 68 sqm | S$495,000 | S$7,279 psm |
| Jul 2022 | Blk 194B · 5 ROOM · 04 TO 06 · Premium Apartment · 94 years left | 115 sqm | S$730,000 | S$6,348 psm |
| Jul 2022 | Blk 194B · 5 ROOM · 01 TO 03 · Premium Apartment · 94 years left excluded: outlier | 115 sqm | S$690,000 | S$6,000 psm |
| Jul 2022 | Blk 194B · 4 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Jul 2022 | Blk 194B · 3 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Jun 2022 | Blk 194B · 3 ROOM · 13 TO 15 · Premium Apartment · 94 years left | 68 sqm | S$466,000 | S$6,853 psm |
| May 2022 | Blk 194B · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 115 sqm | S$830,000 | S$7,217 psm |
| May 2022 | Blk 194B · 4 ROOM · 19 TO 21 · Premium Apartment · 94 years left | 92 sqm | S$680,000 | S$7,391 psm |
| May 2022 | Blk 194B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 92 sqm | S$658,000 | S$7,152 psm |
| Apr 2022 | Blk 194B · 3 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Mar 2022 | Blk 194B · 4 ROOM · 25 TO 27 · Premium Apartment · 94 years left | 92 sqm | S$690,888 | S$7,510 psm |
| Mar 2022 | Blk 194B · 4 ROOM · 10 TO 12 · Premium Apartment · 94 years left | 92 sqm | S$639,888 | S$6,955 psm |
| Mar 2022 | Blk 194B · 4 ROOM · 07 TO 09 · Premium Apartment · 94 years left | 92 sqm | S$626,000 | S$6,804 psm |
| Feb 2022 | Blk 194B · 5 ROOM · 31 TO 33 · Premium Apartment · 94 years left | 115 sqm | S$870,000 | S$7,565 psm |
| Feb 2022 | Blk 194B · 5 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 115 sqm | S$850,000 | S$7,391 psm |
| Feb 2022 | Blk 194B · 5 ROOM · 16 TO 18 · Premium Apartment · 94 years left | 112 sqm | S$815,000 | S$7,277 psm |
| Feb 2022 | Blk 194B · 4 ROOM · 01 TO 03 · Premium Apartment · 94 years left | 92 sqm | S$590,000 | S$6,413 psm |
| Feb 2022 | Blk 194B · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 92 sqm | S$567,000 | S$6,163 psm |
| Feb 2022 | Blk 194B · 3 ROOM · 22 TO 24 · Premium Apartment · 94 years left | 68 sqm | S$483,000 | S$7,103 psm |
| Jan 2022 | Blk 194B · 5 ROOM · 31 TO 33 · Premium Apartment · 95 years left | 112 sqm | S$871,000 | S$7,777 psm |
| Jan 2022 | Blk 194B · 5 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 112 sqm | S$755,000 | S$6,741 psm |
| Jan 2022 | Blk 194B · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 95 sqm | S$635,000 | S$6,684 psm |
| Jan 2022 | Blk 194B · 4 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 92 sqm | S$632,000 | S$6,870 psm |
| Jan 2022 | Blk 194B · 4 ROOM · 01 TO 03 · Premium Apartment · 95 years left excluded: outlier | 92 sqm | S$570,000 | S$6,196 psm |
| Jan 2022 | Blk 194B · 3 ROOM · 25 TO 27 · Premium Apartment · 95 years left | 68 sqm | S$496,000 | S$7,294 psm |
| Jan 2022 | Blk 194B · 3 ROOM · 16 TO 18 · Premium Apartment · 95 years left | 68 sqm | S$482,000 | S$7,088 psm |
| Dec 2021 | Blk 194B · 4 ROOM · 19 TO 21 · Premium Apartment · 95 years left | 92 sqm | S$648,000 | S$7,043 psm |
| Dec 2021 | Blk 194B · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$598,000 | S$6,500 psm |
| Dec 2021 | Blk 194B · 3 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 68 sqm | S$455,000 | S$6,691 psm |
| Nov 2021 | Blk 194B · 4 ROOM · 04 TO 06 · Premium Apartment · 95 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Nov 2021 | Blk 194B · 4 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 92 sqm | S$628,000 | S$6,826 psm |
| Nov 2021 | Blk 194B · 4 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 92 sqm | S$621,000 | S$6,750 psm |
| Oct 2021 | Blk 194B · 5 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 115 sqm | S$750,000 | S$6,522 psm |
| Oct 2021 | Blk 194B · 4 ROOM · 28 TO 30 · Premium Apartment · 95 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Oct 2021 | Blk 194B · 4 ROOM · 07 TO 09 · Premium Apartment · 95 years left | 92 sqm | S$605,000 | S$6,576 psm |
| Oct 2021 | Blk 194B · 3 ROOM · 13 TO 15 · Premium Apartment · 95 years left | 68 sqm | S$460,000 | S$6,765 psm |
| Oct 2021 | Blk 194B · 3 ROOM · 10 TO 12 · Premium Apartment · 95 years left | 68 sqm | S$440,000 | S$6,471 psm |
See more
Showing 93 of 108.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 194B · 4 ROOM | S$2,285 | — |
| Jan 2026 | Blk 194B · 3 ROOM | S$3,200 | — |
| Oct 2025 | Blk 194B · 4 ROOM | S$3,700 | — |
| Sept 2025 | Blk 194B · 5 ROOM | S$4,000 | — |
| Aug 2025 | Blk 194B · 3 ROOM | S$3,200 | — |
| Aug 2025 | Blk 194B · 4 ROOM | S$2,285 | — |
| Sept 2024 | Blk 194B · 4 ROOM | S$2,285 | — |
| Jul 2024 | Blk 194B · 5 ROOM | S$3,700 | — |
| Oct 2023 | Blk 194B · 5 ROOM | S$4,000 | — |
| Oct 2023 | Blk 194B · 4 ROOM | S$3,700 | — |
| Jun 2023 | Blk 194B · 3 ROOM | S$3,200 | — |
| Oct 2022 | Blk 194B · 5 ROOM | S$3,200 | — |
| Jul 2022 | Blk 194B · 4 ROOM | S$3,600 | — |
| Apr 2022 | Blk 194B · 5 ROOM | S$2,800 | — |
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 89 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 | 84 years | S$731,963 | S$808,146 | S$875,238 | S$890,545 |
| 10 years | 79 years | S$684,140 | S$833,963 | S$978,181 | S$1,012,695 |
| 20 years | 69 years | S$619,383 | S$920,371 | S$1,266,215 | S$1,357,144 |
On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.