Blk 441B Bt Batok West Ave 8
Project page · 99-year lease from 2019
Based on 3 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 441B | 10 TO 12 | 92 sqm | S$696,000 | S$7,565 psm | ×1.000 | S$7,565 psm |
| Jul 2026 | Blk 441B | 13 TO 15 | 92 sqm | S$695,000 | S$7,554 psm | ×1.000 | S$7,554 psm |
| Apr 2026 | Blk 441B | 10 TO 12 | 92 sqm | S$693,000 | S$7,533 psm | ×1.000 | S$7,533 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.
5.87% gross yield
S$40,800 of rent a year against the estimate above · 0.54 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$695,000?
Buying: Stamp duty on S$695,000 · Cash and CPF needed on S$695,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$695,000.
Each opens with this figure filled in; change anything there.
Primary schools near 441b 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 · 548 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 727 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 932 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Dazhong Primary School · 1,066 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yuhua Primary School · 1,415 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,442 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Lianhua Primary School · 1,662 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,822 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,937 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 441B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$696,000 | S$7,565 psm |
| Jul 2026 | Blk 441B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 92 sqm | S$695,000 | S$7,554 psm |
| May 2026 | Blk 441B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$818,000 | S$7,304 psm |
| Apr 2026 | Blk 441B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$803,888 | S$7,178 psm |
| Apr 2026 | Blk 441B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$693,000 | S$7,533 psm |
| Feb 2026 | Blk 441B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 112 sqm | S$810,000 | S$7,232 psm |
| Jan 2026 | Blk 441B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 112 sqm | S$840,000 | S$7,500 psm |
| Sept 2025 | Blk 441B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$685,000 | S$7,446 psm |
| Jul 2025 | Blk 441B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$693,888 | S$7,542 psm |
| May 2025 | Blk 441B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$660,000 | S$7,174 psm |
| May 2025 | Blk 441B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Apr 2025 | Blk 441B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 92 sqm | S$680,000 | S$7,391 psm |
| Jan 2025 | Blk 441B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 92 sqm | S$615,000 | S$6,685 psm |
| Dec 2024 | Blk 441B · 5 ROOM · 07 TO 09 · Improved · 93 years left | 112 sqm | S$780,000 | S$6,964 psm |
| Dec 2024 | Blk 441B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 92 sqm | S$688,000 | S$7,478 psm |
| Sept 2024 | Blk 441B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 92 sqm | S$650,000 | S$7,065 psm |
| Aug 2024 | Blk 441B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$735,000 | S$6,563 psm |
| Jul 2024 | Blk 441B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 112 sqm | S$828,888 | S$7,401 psm |
| Jul 2024 | Blk 441B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 92 sqm | S$648,888 | S$7,053 psm |
| Jul 2024 | Blk 441B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Jul 2024 | Blk 441B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 92 sqm | S$614,000 | S$6,674 psm |
| Apr 2024 | Blk 441B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 92 sqm | S$560,000 | S$6,087 psm |
| Mar 2024 | Blk 441B · 5 ROOM · 01 TO 03 · Improved · 94 years left | 112 sqm | S$715,000 | S$6,384 psm |
| Mar 2024 | Blk 441B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$575,888 | S$6,260 psm |
| Sept 2023 | Blk 441B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$638,000 | S$6,935 psm |
| Aug 2023 | Blk 441B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Jul 2023 | Blk 441B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$808,000 | S$7,214 psm |
| Jul 2023 | Blk 441B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$620,888 | S$6,749 psm |
| Jul 2023 | Blk 441B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$580,000 | S$6,304 psm |
| May 2023 | Blk 441B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$650,000 | S$7,065 psm |
| May 2023 | Blk 441B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$575,000 | S$6,250 psm |
| May 2023 | Blk 441B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$570,000 | S$6,196 psm |
| Apr 2023 | Blk 441B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$640,000 | S$6,957 psm |
| Mar 2023 | Blk 441B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$635,000 | S$6,902 psm |
| Mar 2023 | Blk 441B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$630,000 | S$6,848 psm |
| Mar 2023 | Blk 441B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 92 sqm | S$625,000 | S$6,793 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 441B · 4 ROOM | S$3,500 | — |
| Sept 2025 | Blk 441B · 4 ROOM | S$3,300 | — |
| Feb 2025 | Blk 441B · 4 ROOM | S$3,200 | — |
| Mar 2024 | Blk 441B · 4 ROOM | S$3,500 | — |
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 91 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 | 86 years | S$660,737 | S$729,507 | S$790,071 | S$803,888 |
| 10 years | 81 years | S$620,380 | S$756,240 | S$887,017 | S$918,314 |
| 20 years | 71 years | S$547,230 | S$813,155 | S$1,118,711 | S$1,199,048 |
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.