Blk 435B Bt Batok West Ave 5
Project page · 99-year lease from 2020
Based on 3 sales in this street, last 12 months. Search widened 1 of 3 steps to find enough comparable sales. 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 |
|---|---|---|---|---|---|---|---|
| Jan 2026 | Blk 435B | 10 TO 12 | 47 sqm | S$385,000 | S$8,191 psm | ×0.997 | S$8,167 psm |
| Dec 2025 | Blk 436A | 13 TO 15 | 47 sqm | S$385,000 | S$8,191 psm | ×0.996 | S$8,159 psm |
| Nov 2025 | Blk 436A | 04 TO 06 | 47 sqm | S$360,000 | S$7,660 psm | ×0.996 | S$7,629 psm |
How accurate is this estimate for Bt Batok West Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 80 sales in Bt Batok West Ave 5 since.
- Median error
- 2.7%
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.
7.82% gross yield
S$30,000 of rent a year against the estimate above · 0.52 points above flats like it
Homes like this rent for about S$2,500 a month, the middle of 11 approvals in the last year.
Across Singapore, flats of this type with 90 to 99 years of lease left yield 7.30%, from 53 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 | 435B | 2 ROOM | S$2,500 |
| Jun 2026 | 436A | 2 ROOM | S$2,400 |
| Jun 2026 | 435B | 2 ROOM | S$2,350 |
| May 2026 | 436A | 2 ROOM | S$2,500 |
| May 2026 | 436A | 2 ROOM | S$2,500 |
| Apr 2026 | 435B | 2 ROOM | S$2,250 |
| Jan 2026 | 435B | 2 ROOM | S$2,700 |
| Jan 2026 | 436A | 2 ROOM | S$2,500 |
median of 11 HDB rental approvals for 2 ROOM on Bt Batok West Ave 5 since 2025-10.
Buying or selling at S$383,488?
Buying: Stamp duty on S$383,488 · Cash and CPF needed on S$383,488 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$383,488.
Each opens with this figure filled in; change anything there.
Primary schools near 435b Bt Batok West Ave 5
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 · 816 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 868 m · no 2025 Phase 2C ballot
1 to 2 km
- Princess Elizabeth Primary School · 1,012 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- St. Anthony's Primary School · 1,097 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Jurong Primary School · 1,303 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,543 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,712 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,871 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 435B · 4 ROOM · 04 TO 06 · Model A · 93 years left excluded: outlier | 93 sqm | S$590,000 | S$6,344 psm |
| Mar 2026 | Blk 435B · 2 ROOM · 10 TO 12 · Model A · 93 years left | 38 sqm | S$335,000 | S$8,816 psm |
| Jan 2026 | Blk 435B · 2 ROOM · 10 TO 12 · Model A · 93 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Sept 2025 | Blk 435B · 3 ROOM · 13 TO 15 · Model A · 93 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Jun 2025 | Blk 435B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Jun 2025 | Blk 435B · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$398,000 | S$8,468 psm |
| May 2025 | Blk 435B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$692,000 | S$7,441 psm |
| May 2025 | Blk 435B · 3 ROOM · 07 TO 09 · Model A · 94 years left | 68 sqm | S$478,000 | S$7,029 psm |
| May 2025 | Blk 435B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$388,000 | S$8,255 psm |
| Apr 2025 | Blk 435B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$360,000 | S$7,660 psm |
| Mar 2025 | Blk 435B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$398,800 | S$8,485 psm |
| Feb 2025 | Blk 435B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Feb 2025 | Blk 435B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 38 sqm | S$355,000 | S$9,342 psm |
| Feb 2025 | Blk 435B · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Dec 2024 | Blk 435B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$632,000 | S$6,796 psm |
| Dec 2024 | Blk 435B · 2 ROOM · 13 TO 15 · Model A · 94 years left | 47 sqm | S$385,000 | S$8,191 psm |
| Oct 2024 | Blk 435B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$644,000 | S$6,925 psm |
| Sept 2024 | Blk 435B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$500,000 | S$7,353 psm |
| Aug 2024 | Blk 435B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$648,000 | S$6,968 psm |
| Aug 2024 | Blk 435B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Aug 2024 | Blk 435B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$370,000 | S$7,872 psm |
| Jul 2024 | Blk 435B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$602,000 | S$6,473 psm |
| Jul 2024 | Blk 435B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$456,000 | S$6,706 psm |
| Jul 2024 | Blk 435B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 47 sqm | S$340,000 | S$7,234 psm |
| Jul 2024 | Blk 435B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 38 sqm | S$338,000 | S$8,895 psm |
| May 2024 | Blk 435B · 2 ROOM · 13 TO 15 · 2-room · 95 years left | 47 sqm | S$380,000 | S$8,085 psm |
| Apr 2024 | Blk 435B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$330,000 | S$8,684 psm |
| Feb 2024 | Blk 435B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$628,888 | S$6,762 psm |
| Feb 2024 | Blk 435B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Feb 2024 | Blk 435B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Jan 2024 | Blk 435B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Dec 2023 | Blk 435B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$616,000 | S$6,624 psm |
| Dec 2023 | Blk 435B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$348,000 | S$7,404 psm |
| Dec 2023 | Blk 435B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 38 sqm | S$325,000 | S$8,553 psm |
| Nov 2023 | Blk 435B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$600,000 | S$6,452 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 435B · 2 ROOM | S$2,500 | — |
| Jun 2026 | Blk 435B · 2 ROOM | S$2,350 | — |
| Apr 2026 | Blk 435B · 4 ROOM | S$2,700 | — |
| Apr 2026 | Blk 435B · 2 ROOM | S$2,250 | — |
| Jan 2026 | Blk 435B · 2 ROOM | S$2,700 | — |
| Oct 2025 | Blk 435B · 2 ROOM | S$2,200 | — |
| Sept 2025 | Blk 435B · 2 ROOM | S$2,350 | — |
| Apr 2025 | Blk 435B · 2 ROOM | S$2,200 | — |
| Feb 2025 | Blk 435B · 2 ROOM | S$2,650 | — |
| Jan 2025 | Blk 435B · 4 ROOM | S$2,900 | — |
| Sept 2024 | Blk 435B · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 435B · 2 ROOM | S$2,650 | — |
| Oct 2023 | Blk 435B · 4 ROOM | S$3,800 | — |
| Oct 2023 | Blk 435B · 2 ROOM | S$2,750 | — |
| Sept 2023 | Blk 435B · 2 ROOM | S$2,800 | — |
| Sept 2023 | Blk 435B · 2 ROOM | S$2,100 | — |
| Sept 2023 | Blk 435B · 2 ROOM | S$2,000 | — |
| Sept 2022 | Blk 435B · 4 ROOM | S$3,300 | — |
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$364,582 | S$402,528 | S$435,946 | S$443,570 |
| 10 years | 82 years | S$342,314 | S$417,278 | S$489,439 | S$506,708 |
| 20 years | 72 years | S$301,951 | S$448,683 | S$617,283 | S$661,611 |
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.