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HDB · 652442

Blk 442B Bt Batok West Ave 8

Project page · 99-year lease from 2019

Indicative value range
S$780,508 – S$825,852
Indicative mid S$810,436 · S$7,236 psm

Based on 100 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 464A04 TO 06113 sqmS$810,000S$7,168 psm×1.000S$7,168 psm
Oct 2026Blk 464A13 TO 15113 sqmS$828,000S$7,327 psm×1.000S$7,327 psm
Sept 2026Blk 445A19 TO 21112 sqmS$868,000S$7,750 psm×1.000S$7,750 psm
Sept 2026Blk 464A13 TO 15113 sqmS$830,000S$7,345 psm×1.000S$7,345 psm
Sept 2026Blk 461C07 TO 09114 sqmS$828,000S$7,263 psm×1.000S$7,263 psm
Sept 2026Blk 439C04 TO 06113 sqmS$800,000S$7,080 psm×1.000S$7,080 psm
Sept 2026Blk 439C04 TO 06113 sqmS$802,000S$7,097 psm×1.000S$7,097 psm
Sept 2026Blk 443A01 TO 03112 sqmS$770,000S$6,875 psm×1.000S$6,875 psm
Sept 2026Blk 442C04 TO 06112 sqmS$770,000S$6,875 psm×1.000S$6,875 psm
Aug 2026Blk 440D10 TO 12112 sqmS$830,000S$7,411 psm×1.000S$7,411 psm
Aug 2026Blk 461B13 TO 15114 sqmS$850,000S$7,456 psm×1.000S$7,456 psm
Aug 2026Blk 446A19 TO 21112 sqmS$865,800S$7,730 psm×1.000S$7,730 psm
Aug 2026Blk 446A04 TO 06112 sqmS$810,000S$7,232 psm×1.000S$7,232 psm
Aug 2026Blk 461D10 TO 12114 sqmS$828,000S$7,263 psm×1.000S$7,263 psm
Aug 2026Blk 443B07 TO 09112 sqmS$833,000S$7,438 psm×1.000S$7,438 psm
Aug 2026Blk 461C07 TO 09114 sqmS$825,888S$7,245 psm×1.000S$7,245 psm
Jul 2026Blk 464A07 TO 09113 sqmS$795,000S$7,035 psm×1.000S$7,035 psm
Jul 2026Blk 440C01 TO 03112 sqmS$760,000S$6,786 psm×1.000S$6,786 psm
Jul 2026Blk 461C07 TO 09114 sqmS$825,000S$7,237 psm×1.000S$7,237 psm
Jul 2026Blk 440C01 TO 03112 sqmS$750,000S$6,696 psm×1.000S$6,696 psm
Jul 2026Blk 439B10 TO 12113 sqmS$840,000S$7,434 psm×1.000S$7,434 psm
Jul 2026Blk 442C10 TO 12112 sqmS$820,000S$7,321 psm×1.000S$7,321 psm
Jul 2026Blk 443C07 TO 09112 sqmS$858,000S$7,661 psm×1.000S$7,661 psm
Jul 2026Blk 442A04 TO 06112 sqmS$770,000S$6,875 psm×1.000S$6,875 psm
Jul 2026Blk 464A01 TO 03113 sqmS$755,000S$6,681 psm×1.000S$6,681 psm
Jul 2026Blk 440C13 TO 15112 sqmS$850,000S$7,589 psm×1.000S$7,589 psm
Jul 2026Blk 464A07 TO 09113 sqmS$800,000S$7,080 psm×1.000S$7,080 psm
Jul 2026Blk 443C07 TO 09112 sqmS$828,000S$7,393 psm×1.000S$7,393 psm
Jul 2026Blk 440D10 TO 12112 sqmS$835,000S$7,455 psm×1.000S$7,455 psm
Jul 2026Blk 443A07 TO 09112 sqmS$820,000S$7,321 psm×1.000S$7,321 psm
Jul 2026Blk 440D04 TO 06112 sqmS$795,000S$7,098 psm×1.000S$7,098 psm
Jul 2026Blk 446A01 TO 03112 sqmS$720,000S$6,429 psm×1.000S$6,429 psm
Jul 2026Blk 440C10 TO 12112 sqmS$825,000S$7,366 psm×1.000S$7,366 psm
Jul 2026Blk 464A13 TO 15113 sqmS$850,000S$7,522 psm×1.000S$7,522 psm
Jul 2026Blk 461C13 TO 15114 sqmS$838,888S$7,359 psm×1.000S$7,359 psm
Jun 2026Blk 442A01 TO 03112 sqmS$729,888S$6,517 psm×1.000S$6,517 psm
Jun 2026Blk 443C07 TO 09112 sqmS$815,000S$7,277 psm×1.000S$7,277 psm
Jun 2026Blk 440C13 TO 15112 sqmS$819,000S$7,313 psm×1.000S$7,313 psm
Jun 2026Blk 461C04 TO 06114 sqmS$790,000S$6,930 psm×1.000S$6,930 psm
Jun 2026Blk 464A07 TO 09113 sqmS$818,888S$7,247 psm×1.000S$7,247 psm
Jun 2026Blk 442A10 TO 12112 sqmS$832,888S$7,437 psm×1.000S$7,437 psm
Jun 2026Blk 439B07 TO 09113 sqmS$792,888S$7,017 psm×1.000S$7,017 psm
Jun 2026Blk 461B01 TO 03114 sqmS$720,000S$6,316 psm×1.000S$6,316 psm
Jun 2026Blk 464A13 TO 15113 sqmS$768,888S$6,804 psm×1.000S$6,804 psm
Jun 2026Blk 439C01 TO 03113 sqmS$781,000S$6,912 psm×1.000S$6,912 psm
Jun 2026Blk 443A04 TO 06112 sqmS$758,888S$6,776 psm×1.000S$6,776 psm
May 2026Blk 464A07 TO 09113 sqmS$779,888S$6,902 psm×1.000S$6,902 psm
May 2026Blk 461B04 TO 06121 sqmS$820,000S$6,777 psm×1.000S$6,777 psm
May 2026Blk 441B10 TO 12112 sqmS$818,000S$7,304 psm×1.000S$7,304 psm
May 2026Blk 443C07 TO 09112 sqmS$815,000S$7,277 psm×1.000S$7,277 psm
May 2026Blk 443A07 TO 09112 sqmS$785,000S$7,009 psm×1.000S$7,009 psm
May 2026Blk 464A13 TO 15113 sqmS$850,000S$7,522 psm×1.000S$7,522 psm
May 2026Blk 461D10 TO 12114 sqmS$818,000S$7,175 psm×1.000S$7,175 psm
Apr 2026Blk 443C04 TO 06112 sqmS$777,000S$6,938 psm×1.000S$6,938 psm
Apr 2026Blk 441B07 TO 09112 sqmS$803,888S$7,178 psm×1.000S$7,178 psm
Apr 2026Blk 439B10 TO 12113 sqmS$805,000S$7,124 psm×1.000S$7,124 psm
Apr 2026Blk 443C07 TO 09112 sqmS$800,000S$7,143 psm×1.000S$7,143 psm
Apr 2026Blk 443A10 TO 12112 sqmS$795,000S$7,098 psm×1.000S$7,098 psm
Apr 2026Blk 439B04 TO 06113 sqmS$762,500S$6,748 psm×1.000S$6,748 psm
Mar 2026Blk 461B10 TO 12114 sqmS$808,000S$7,088 psm×0.997S$7,067 psm
Mar 2026Blk 442A04 TO 06112 sqmS$780,000S$6,964 psm×0.997S$6,944 psm
Mar 2026Blk 439B13 TO 15113 sqmS$840,000S$7,434 psm×0.997S$7,412 psm
Mar 2026Blk 464A10 TO 12113 sqmS$820,000S$7,257 psm×0.997S$7,235 psm
Mar 2026Blk 443C07 TO 09112 sqmS$825,000S$7,366 psm×0.997S$7,344 psm
Mar 2026Blk 445A16 TO 18112 sqmS$878,000S$7,839 psm×0.997S$7,816 psm
Mar 2026Blk 440B13 TO 15112 sqmS$835,000S$7,455 psm×0.997S$7,433 psm
Mar 2026Blk 464A10 TO 12113 sqmS$835,000S$7,389 psm×0.997S$7,368 psm
Mar 2026Blk 440C13 TO 15112 sqmS$815,000S$7,277 psm×0.997S$7,255 psm
Mar 2026Blk 461C04 TO 06121 sqmS$838,000S$6,926 psm×0.997S$6,905 psm
Mar 2026Blk 464A13 TO 15113 sqmS$861,000S$7,619 psm×0.997S$7,597 psm
Mar 2026Blk 461C10 TO 12114 sqmS$828,000S$7,263 psm×0.997S$7,242 psm
Mar 2026Blk 461C07 TO 09114 sqmS$832,888S$7,306 psm×0.997S$7,284 psm
Feb 2026Blk 441B13 TO 15112 sqmS$810,000S$7,232 psm×0.997S$7,211 psm
Feb 2026Blk 443A13 TO 15112 sqmS$828,000S$7,393 psm×0.997S$7,371 psm
Feb 2026Blk 442A10 TO 12112 sqmS$830,000S$7,411 psm×0.997S$7,389 psm
Feb 2026Blk 442A10 TO 12112 sqmS$828,000S$7,393 psm×0.997S$7,371 psm
Feb 2026Blk 464A16 TO 18113 sqmS$888,000S$7,858 psm×0.997S$7,835 psm
Feb 2026Blk 445A04 TO 06112 sqmS$793,000S$7,080 psm×0.997S$7,059 psm
Feb 2026Blk 439B07 TO 09113 sqmS$788,888S$6,981 psm×0.997S$6,961 psm
Jan 2026Blk 442B01 TO 03112 sqmS$745,000S$6,652 psm×0.997S$6,632 psm
Jan 2026Blk 440D13 TO 15112 sqmS$850,000S$7,589 psm×0.997S$7,567 psm
Jan 2026Blk 443A10 TO 12112 sqmS$800,000S$7,143 psm×0.997S$7,122 psm
Jan 2026Blk 441B13 TO 15112 sqmS$840,000S$7,500 psm×0.997S$7,478 psm
Jan 2026Blk 439C07 TO 09113 sqmS$790,000S$6,991 psm×0.997S$6,971 psm
Jan 2026Blk 443A13 TO 15112 sqmS$840,000S$7,500 psm×0.997S$7,478 psm
Jan 2026Blk 446A16 TO 18112 sqmS$868,000S$7,750 psm×0.997S$7,727 psm
Dec 2025Blk 443C07 TO 09112 sqmS$803,500S$7,174 psm×0.996S$7,146 psm
Dec 2025Blk 445A04 TO 06112 sqmS$720,000S$6,429 psm×0.996S$6,403 psm
Dec 2025Blk 443A10 TO 12112 sqmS$830,000S$7,411 psm×0.996S$7,382 psm
Dec 2025Blk 464A04 TO 06113 sqmS$805,000S$7,124 psm×0.996S$7,096 psm
Dec 2025Blk 439C07 TO 09113 sqmS$790,000S$6,991 psm×0.996S$6,964 psm
Dec 2025Blk 439C13 TO 15113 sqmS$820,000S$7,257 psm×0.996S$7,228 psm
Dec 2025Blk 442B10 TO 12112 sqmS$835,000S$7,455 psm×0.996S$7,426 psm
Nov 2025Blk 439B01 TO 03113 sqmS$740,000S$6,549 psm×0.996S$6,523 psm
Nov 2025Blk 440B07 TO 09112 sqmS$818,888S$7,312 psm×0.996S$7,283 psm
Nov 2025Blk 442C07 TO 09112 sqmS$828,000S$7,393 psm×0.996S$7,364 psm
Nov 2025Blk 446A07 TO 09112 sqmS$822,000S$7,339 psm×0.996S$7,310 psm
Nov 2025Blk 440B04 TO 06112 sqmS$810,000S$7,232 psm×0.996S$7,204 psm
Nov 2025Blk 442C04 TO 06112 sqmS$788,000S$7,036 psm×0.996S$7,008 psm
Nov 2025Blk 439B01 TO 03113 sqmS$765,000S$6,770 psm×0.996S$6,743 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.

5.40% gross yield

S$43,800 of rent a year against the estimate above · 0.37 points below flats like it

Homes like this rent for about S$3,650 a month, the middle of 21 approvals in the last year.

Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

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

ApprovedBlockFlatRent a month
Aug 20261715 ROOMS$4,000
Aug 2026461C5 ROOMS$3,300
Jul 2026443C5 ROOMS$3,950
Jun 2026440C5 ROOMS$4,150
Jun 2026440D5 ROOMS$3,900
Jun 2026461D5 ROOMS$3,800
Jun 20261705 ROOMS$3,500
May 2026464A5 ROOMS$4,000

median of 21 HDB rental approvals for 5 ROOM on Bt Batok West Ave 8 since 2025-10.

Buying or selling at S$810,436?

Buying: Stamp duty on S$810,436 · Cash and CPF needed on S$810,436 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$810,436.

Each opens with this figure filled in; change anything there.

Primary schools near 442b 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Apr 2026
Blk 442B · 4 ROOM · 04 TO 06 · Model A · 92 years left
92 sqmS$668,000S$7,261 psm
Feb 2026
Blk 442B · 4 ROOM · 07 TO 09 · Model A · 92 years left
92 sqmS$680,000S$7,391 psm
Feb 2026
Blk 442B · 4 ROOM · 07 TO 09 · Model A · 92 years left
92 sqmS$670,000S$7,283 psm
Jan 2026
Blk 442B · 5 ROOM · 01 TO 03 · Improved · 92 years left
112 sqmS$745,000S$6,652 psm
Dec 2025
Blk 442B · 5 ROOM · 10 TO 12 · Improved · 92 years left
112 sqmS$835,000S$7,455 psm
Jul 2025
Blk 442B · 4 ROOM · 10 TO 12 · Model A · 93 years left
92 sqmS$700,000S$7,609 psm
Jun 2025
Blk 442B · 4 ROOM · 13 TO 15 · Model A · 93 years left
92 sqmS$680,000S$7,391 psm
Jan 2025
Blk 442B · 5 ROOM · 04 TO 06 · Improved · 93 years left
112 sqmS$805,000S$7,188 psm
Dec 2024
Blk 442B · 4 ROOM · 07 TO 09 · Model A · 93 years left
92 sqmS$660,000S$7,174 psm
Dec 2024
Blk 442B · 4 ROOM · 07 TO 09 · Model A · 93 years left
92 sqmS$650,000S$7,065 psm
Nov 2024
Blk 442B · 5 ROOM · 13 TO 15 · Improved · 93 years left
112 sqmS$850,000S$7,589 psm
Nov 2024
Blk 442B · 5 ROOM · 10 TO 12 · Improved · 93 years left
112 sqmS$808,000S$7,214 psm
Sept 2024
Blk 442B · 5 ROOM · 07 TO 09 · Improved · 94 years left
112 sqmS$800,000S$7,143 psm
Sept 2024
Blk 442B · 4 ROOM · 13 TO 15 · Model A · 94 years left
92 sqmS$675,000S$7,337 psm
Aug 2024
Blk 442B · 5 ROOM · 13 TO 15 · Improved · 94 years left
112 sqmS$830,000S$7,411 psm
Aug 2024
Blk 442B · 5 ROOM · 13 TO 15 · Improved · 94 years left
112 sqmS$800,000S$7,143 psm
Jul 2024
Blk 442B · 5 ROOM · 10 TO 12 · Improved · 94 years left
112 sqmS$795,000S$7,098 psm
Jul 2024
Blk 442B · 5 ROOM · 07 TO 09 · Improved · 94 years left
112 sqmS$758,000S$6,768 psm
May 2024
Blk 442B · 5 ROOM · 13 TO 15 · Improved · 94 years left
112 sqmS$800,000S$7,143 psm
May 2024
Blk 442B · 5 ROOM · 10 TO 12 · Improved · 94 years left
112 sqmS$780,000S$6,964 psm
Feb 2024
Blk 442B · 5 ROOM · 04 TO 06 · Improved · 94 years left
112 sqmS$690,000S$6,161 psm
Dec 2023
Blk 442B · 4 ROOM · 01 TO 03 · Model A · 94 years left
92 sqmS$550,000S$5,978 psm
Oct 2023
Blk 442B · 5 ROOM · 04 TO 06 · Improved · 94 years left
112 sqmS$720,000S$6,429 psm
Jul 2023
Blk 442B · 4 ROOM · 07 TO 09 · Model A · 95 years left
92 sqmS$590,000S$6,413 psm
May 2023
Blk 442B · 4 ROOM · 04 TO 06 · Model A · 95 years left
92 sqmS$550,000S$5,978 psm
Mar 2023
Blk 442B · 5 ROOM · 13 TO 15 · Improved · 95 years left
112 sqmS$790,000S$7,054 psm

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years86 yearsS$770,483S$850,675S$921,298S$937,410
10 years81 yearsS$723,422S$881,848S$1,034,346S$1,070,842
20 years71 yearsS$638,122S$948,216S$1,304,524S$1,398,205

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.