Blk 439B Bt Batok West Ave 8
Project page · 99-year lease from 2020
Based on 6 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 439B | 13 TO 15 | 93 sqm | S$698,000 | S$7,505 psm | ×1.000 | S$7,505 psm |
| Apr 2026 | Blk 439B | 07 TO 09 | 93 sqm | S$718,000 | S$7,720 psm | ×1.000 | S$7,720 psm |
| Feb 2026 | Blk 439B | 07 TO 09 | 93 sqm | S$685,000 | S$7,366 psm | ×0.997 | S$7,344 psm |
| Feb 2026 | Blk 439B | 13 TO 15 | 93 sqm | S$720,000 | S$7,742 psm | ×0.997 | S$7,719 psm |
| Jan 2026 | Blk 439B | 07 TO 09 | 93 sqm | S$678,000 | S$7,290 psm | ×0.997 | S$7,269 psm |
| Dec 2025 | Blk 439B | 10 TO 12 | 93 sqm | S$708,000 | S$7,613 psm | ×0.996 | S$7,583 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.
5.82% gross yield
S$40,800 of rent a year against the estimate above · 0.49 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 47 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 |
|---|---|---|---|
| Sept 2026 | 446A | 4 ROOM | S$3,500 |
| Sept 2026 | 443B | 4 ROOM | S$3,500 |
| Sept 2026 | 440C | 4 ROOM | S$3,500 |
| Sept 2026 | 171 | 4 ROOM | S$3,350 |
| Aug 2026 | 464B | 4 ROOM | S$3,400 |
| Aug 2026 | 183 | 4 ROOM | S$3,200 |
| Jul 2026 | 445B | 4 ROOM | S$3,700 |
| Jul 2026 | 438B | 4 ROOM | S$3,450 |
median of 47 HDB rental approvals for 4 ROOM on Bt Batok West Ave 8 since 2025-10.
Buying or selling at S$701,609?
Buying: Stamp duty on S$701,609 · Cash and CPF needed on S$701,609 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$701,609.
Each opens with this figure filled in; change anything there.
Primary schools near 439b 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
- Pioneer Primary School · 678 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 841 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 949 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Jurong Primary School · 1,091 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Anthony's Primary School · 1,292 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yuhua Primary School · 1,539 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,602 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,834 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 439B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$698,000 | S$7,505 psm |
| Jul 2026 | Blk 439B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Jun 2026 | Blk 439B · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$792,888 | S$7,017 psm |
| Apr 2026 | Blk 439B · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$762,500 | S$6,748 psm |
| Apr 2026 | Blk 439B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$805,000 | S$7,124 psm |
| Apr 2026 | Blk 439B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$718,000 | S$7,720 psm |
| Mar 2026 | Blk 439B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$840,000 | S$7,434 psm |
| Feb 2026 | Blk 439B · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$788,888 | S$6,981 psm |
| Feb 2026 | Blk 439B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Feb 2026 | Blk 439B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Jan 2026 | Blk 439B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$678,000 | S$7,290 psm |
| Dec 2025 | Blk 439B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$708,000 | S$7,613 psm |
| Nov 2025 | Blk 439B · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$765,000 | S$6,770 psm |
| Nov 2025 | Blk 439B · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Oct 2025 | Blk 439B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Aug 2025 | Blk 439B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jul 2025 | Blk 439B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jul 2025 | Blk 439B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Jun 2025 | Blk 439B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$701,888 | S$7,547 psm |
| Mar 2025 | Blk 439B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Mar 2025 | Blk 439B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Feb 2025 | Blk 439B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Feb 2025 | Blk 439B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$711,000 | S$7,645 psm |
| Feb 2025 | Blk 439B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2025 | Blk 439B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Jan 2025 | Blk 439B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Dec 2024 | Blk 439B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$755,000 | S$6,681 psm |
| Dec 2024 | Blk 439B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$670,008 | S$7,204 psm |
| Oct 2024 | Blk 439B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$823,888 | S$7,291 psm |
| Oct 2024 | Blk 439B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Sept 2024 | Blk 439B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Sept 2024 | Blk 439B · 5 ROOM · 01 TO 03 · Improved · 95 years left | 113 sqm | S$710,000 | S$6,283 psm |
| Sept 2024 | Blk 439B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$648,000 | S$6,968 psm |
| Sept 2024 | Blk 439B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$645,000 | S$6,935 psm |
| Aug 2024 | Blk 439B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$675,888 | S$7,268 psm |
| Aug 2024 | Blk 439B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$662,000 | S$7,118 psm |
| Aug 2024 | Blk 439B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Jul 2024 | Blk 439B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$800,000 | S$7,080 psm |
| Jul 2024 | Blk 439B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Jul 2024 | Blk 439B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jul 2024 | Blk 439B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jul 2024 | Blk 439B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$595,000 | S$6,398 psm |
| Jun 2024 | Blk 439B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Jun 2024 | Blk 439B · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Jun 2024 | Blk 439B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$593,000 | S$6,376 psm |
| Jun 2024 | Blk 439B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| May 2024 | Blk 439B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Apr 2024 | Blk 439B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$627,000 | S$6,742 psm |
| Apr 2024 | Blk 439B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Mar 2024 | Blk 439B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Mar 2024 | Blk 439B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$648,000 | S$6,968 psm |
| Feb 2024 | Blk 439B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Feb 2024 | Blk 439B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$635,000 | S$6,828 psm |
| Feb 2024 | Blk 439B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$595,000 | S$6,398 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 439B · 4 ROOM | S$3,200 | — |
| Feb 2026 | Blk 439B · 4 ROOM | S$3,600 | — |
| Sept 2025 | Blk 439B · 4 ROOM | S$3,600 | — |
| Jan 2025 | Blk 439B · 4 ROOM | S$3,600 | — |
| Jan 2024 | Blk 439B · 4 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 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$667,020 | S$736,444 | S$797,583 | S$811,532 |
| 10 years | 82 years | S$626,279 | S$763,431 | S$895,451 | S$927,046 |
| 20 years | 72 years | S$552,433 | S$820,887 | S$1,129,349 | S$1,210,450 |
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.