Blk 438B Bt Batok West Ave 8
Project page · 99-year lease from 2020
Based on 16 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 438B | 04 TO 06 | 47 sqm | S$365,000 | S$7,766 psm | ×1.000 | S$7,766 psm |
| Aug 2026 | Blk 441A | 04 TO 06 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| Aug 2026 | Blk 438C | 01 TO 03 | 47 sqm | S$340,000 | S$7,234 psm | ×1.000 | S$7,234 psm |
| Jul 2026 | Blk 438B | 13 TO 15 | 47 sqm | S$400,000 | S$8,511 psm | ×1.000 | S$8,511 psm |
| Jul 2026 | Blk 464B | 16 TO 18 | 47 sqm | S$405,000 | S$8,617 psm | ×1.000 | S$8,617 psm |
| Jun 2026 | Blk 464B | 10 TO 12 | 47 sqm | S$400,000 | S$8,511 psm | ×1.000 | S$8,511 psm |
| Jun 2026 | Blk 464B | 10 TO 12 | 47 sqm | S$385,888 | S$8,210 psm | ×1.000 | S$8,210 psm |
| Jun 2026 | Blk 439A | 01 TO 03 | 47 sqm | S$348,000 | S$7,404 psm | ×1.000 | S$7,404 psm |
| Mar 2026 | Blk 438A | 10 TO 12 | 47 sqm | S$400,000 | S$8,511 psm | ×0.997 | S$8,486 psm |
| Feb 2026 | Blk 445B | 01 TO 03 | 47 sqm | S$360,000 | S$7,660 psm | ×0.997 | S$7,637 psm |
| Jan 2026 | Blk 464B | 04 TO 06 | 47 sqm | S$390,000 | S$8,298 psm | ×0.997 | S$8,273 psm |
| Jan 2026 | Blk 440A | 10 TO 12 | 47 sqm | S$388,000 | S$8,255 psm | ×0.997 | S$8,231 psm |
| Dec 2025 | Blk 464B | 01 TO 03 | 47 sqm | S$370,000 | S$7,872 psm | ×0.996 | S$7,841 psm |
| Nov 2025 | Blk 445B | 04 TO 06 | 47 sqm | S$375,000 | S$7,979 psm | ×0.996 | S$7,947 psm |
| Nov 2025 | Blk 438C | 10 TO 12 | 47 sqm | S$402,888 | S$8,572 psm | ×0.996 | S$8,538 psm |
| Nov 2025 | Blk 464B | 13 TO 15 | 47 sqm | S$400,000 | S$8,511 psm | ×0.996 | S$8,477 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.
7.45% gross yield
S$28,800 of rent a year against the estimate above · 0.15 points above flats like it
Homes like this rent for about S$2,400 a month, the middle of 50 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 | 438C | 2 ROOM | S$2,650 |
| Sept 2026 | 441A | 2 ROOM | S$2,600 |
| Sept 2026 | 464B | 2 ROOM | S$1,500 |
| Aug 2026 | 438A | 2 ROOM | S$2,500 |
| Aug 2026 | 438C | 2 ROOM | S$2,300 |
| Aug 2026 | 441A | 2 ROOM | S$2,200 |
| Jul 2026 | 438B | 2 ROOM | S$2,600 |
| Jul 2026 | 438B | 2 ROOM | S$2,500 |
median of 50 HDB rental approvals for 2 ROOM on Bt Batok West Ave 8 since 2025-10.
Buying or selling at S$386,372?
Buying: Stamp duty on S$386,372 · Cash and CPF needed on S$386,372 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$386,372.
Each opens with this figure filled in; change anything there.
Primary schools near 438b 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 · 813 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 825 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 909 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- St. Anthony's Primary School · 1,146 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Jurong Primary School · 1,230 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,500 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,609 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,791 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 438B · 2 ROOM · 04 TO 06 · Model A · 92 years left | 47 sqm | S$365,000 | S$7,766 psm |
| Aug 2026 | Blk 438B · 2 ROOM · 07 TO 09 · Model A · 93 years left | 38 sqm | S$375,000 | S$9,868 psm |
| Jul 2026 | Blk 438B · 2 ROOM · 13 TO 15 · Model A · 93 years left | 47 sqm | S$400,000 | S$8,511 psm |
| Jul 2026 | Blk 438B · 2 ROOM · 10 TO 12 · Model A · 93 years left | 38 sqm | S$370,000 | S$9,737 psm |
| May 2026 | Blk 438B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Apr 2026 | Blk 438B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$678,888 | S$7,300 psm |
| Feb 2026 | Blk 438B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$673,000 | S$7,237 psm |
| Jan 2026 | Blk 438B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$508,000 | S$7,471 psm |
| Aug 2025 | Blk 438B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Aug 2025 | Blk 438B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$395,000 | S$8,404 psm |
| May 2025 | Blk 438B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Apr 2025 | Blk 438B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2025 | Blk 438B · 3 ROOM · 13 TO 15 · Model A · 94 years left | 68 sqm | S$525,000 | S$7,721 psm |
| Jan 2025 | Blk 438B · 2 ROOM · 10 TO 12 · Model A · 94 years left | 47 sqm | S$378,000 | S$8,043 psm |
| Dec 2024 | Blk 438B · 3 ROOM · 01 TO 03 · Model A · 94 years left | 68 sqm | S$468,000 | S$6,882 psm |
| Dec 2024 | Blk 438B · 2 ROOM · 04 TO 06 · 2-room · 94 years left | 38 sqm | S$352,000 | S$9,263 psm |
| Nov 2024 | Blk 438B · 2 ROOM · 04 TO 06 · Model A · 94 years left | 47 sqm | S$358,000 | S$7,617 psm |
| Oct 2024 | Blk 438B · 3 ROOM · 10 TO 12 · Model A · 94 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Sept 2024 | Blk 438B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$467,000 | S$6,868 psm |
| Aug 2024 | Blk 438B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$598,000 | S$6,430 psm |
| Aug 2024 | Blk 438B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$515,000 | S$7,574 psm |
| Aug 2024 | Blk 438B · 2 ROOM · 04 TO 06 · Model A · 95 years left | 38 sqm | S$330,000 | S$8,684 psm |
| Jul 2024 | Blk 438B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$655,000 | S$7,043 psm |
| Jul 2024 | Blk 438B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jul 2024 | Blk 438B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 47 sqm | S$375,000 | S$7,979 psm |
| Jul 2024 | Blk 438B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$361,000 | S$7,681 psm |
| May 2024 | Blk 438B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$680,888 | S$7,321 psm |
| May 2024 | Blk 438B · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$333,000 | S$7,085 psm |
| May 2024 | Blk 438B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$330,000 | S$8,684 psm |
| May 2024 | Blk 438B · 2 ROOM · 01 TO 03 · 2-room · 95 years left | 38 sqm | S$315,000 | S$8,289 psm |
| Apr 2024 | Blk 438B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$588,888 | S$6,332 psm |
| Apr 2024 | Blk 438B · 2 ROOM · 07 TO 09 · Model A · 95 years left | 47 sqm | S$350,000 | S$7,447 psm |
| Apr 2024 | Blk 438B · 2 ROOM · 01 TO 03 · Model A · 95 years left | 47 sqm | S$345,000 | S$7,340 psm |
| Mar 2024 | Blk 438B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Mar 2024 | Blk 438B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$475,000 | S$6,985 psm |
| Mar 2024 | Blk 438B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 47 sqm | S$358,000 | S$7,617 psm |
| Mar 2024 | Blk 438B · 2 ROOM · 01 TO 03 · Model A · 95 years left | 38 sqm | S$318,000 | S$8,368 psm |
| Feb 2024 | Blk 438B · 2 ROOM · 13 TO 15 · Model A · 95 years left | 38 sqm | S$325,000 | S$8,553 psm |
| Feb 2024 | Blk 438B · 2 ROOM · 10 TO 12 · Model A · 95 years left | 38 sqm | S$320,000 | S$8,421 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 438B · 4 ROOM | S$3,450 | — |
| Jul 2026 | Blk 438B · 2 ROOM | S$2,600 | — |
| Jul 2026 | Blk 438B · 2 ROOM | S$2,500 | — |
| Jun 2026 | Blk 438B · 4 ROOM | S$3,500 | — |
| Jun 2026 | Blk 438B · 2 ROOM | S$2,400 | — |
| May 2026 | Blk 438B · 2 ROOM | S$2,650 | — |
| Apr 2026 | Blk 438B · 2 ROOM | S$2,300 | — |
| Mar 2026 | Blk 438B · 2 ROOM | S$2,600 | — |
| Feb 2026 | Blk 438B · 2 ROOM | S$2,400 | — |
| Jan 2026 | Blk 438B · 2 ROOM | S$2,300 | — |
| Dec 2025 | Blk 438B · 2 ROOM | S$2,400 | — |
| Dec 2025 | Blk 438B · 2 ROOM | S$2,400 | — |
| Oct 2025 | Blk 438B · 2 ROOM | S$2,300 | — |
| Jul 2025 | Blk 438B · 2 ROOM | S$2,600 | — |
| Jun 2025 | Blk 438B · 2 ROOM | S$2,200 | — |
| May 2025 | Blk 438B · 2 ROOM | S$2,500 | — |
| Apr 2025 | Blk 438B · 2 ROOM | S$2,500 | — |
| Apr 2025 | Blk 438B · 2 ROOM | S$2,500 | — |
| Apr 2025 | Blk 438B · 2 ROOM | S$2,400 | — |
| Jan 2025 | Blk 438B · 2 ROOM | S$1,000 | — |
| Dec 2024 | Blk 438B · 2 ROOM | S$2,700 | — |
| Dec 2024 | Blk 438B · 2 ROOM | S$2,400 | — |
| Oct 2024 | Blk 438B · 2 ROOM | S$2,500 | — |
| Jul 2024 | Blk 438B · 2 ROOM | S$2,500 | — |
| Jul 2024 | Blk 438B · 2 ROOM | S$2,400 | — |
| Jul 2024 | Blk 438B · 2 ROOM | S$2,000 | — |
| Jun 2024 | Blk 438B · 4 ROOM | S$3,500 | — |
| Jun 2024 | Blk 438B · 2 ROOM | S$2,200 | — |
| May 2024 | Blk 438B · 2 ROOM | S$2,500 | — |
| May 2024 | Blk 438B · 2 ROOM | S$2,500 | — |
| May 2024 | Blk 438B · 2 ROOM | S$2,300 | — |
| Mar 2024 | Blk 438B · 2 ROOM | S$2,500 | — |
| Feb 2024 | Blk 438B · 2 ROOM | S$2,300 | — |
| Jan 2024 | Blk 438B · 4 ROOM | S$3,700 | — |
| Jan 2024 | Blk 438B · 2 ROOM | S$2,700 | — |
| Dec 2023 | Blk 438B · 2 ROOM | S$2,600 | — |
| Feb 2021 | Blk 438B · 3 ROOM | S$2,200 | — |
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$367,324 | S$405,556 | S$439,225 | S$446,906 |
| 10 years | 82 years | S$344,888 | S$420,417 | S$493,120 | S$510,519 |
| 20 years | 72 years | S$304,222 | S$452,058 | S$621,926 | S$666,588 |
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.