homequant
HDB · 652445

Blk 445B Bt Batok West Ave 8

Project page · 99-year lease from 2019

Indicative value range
S$649,521 – S$687,527
Indicative mid S$668,012 · S$7,261 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 461A16 TO 1893 sqmS$720,000S$7,742 psm×1.000S$7,742 psm
Oct 2026Blk 445B01 TO 0392 sqmS$650,000S$7,065 psm×1.000S$7,065 psm
Oct 2026Blk 441C01 TO 0392 sqmS$620,000S$6,739 psm×1.000S$6,739 psm
Oct 2026Blk 439A13 TO 1593 sqmS$695,000S$7,473 psm×1.000S$7,473 psm
Sept 2026Blk 439C10 TO 1293 sqmS$685,000S$7,366 psm×1.000S$7,366 psm
Sept 2026Blk 442A07 TO 0992 sqmS$660,000S$7,174 psm×1.000S$7,174 psm
Sept 2026Blk 464B16 TO 1893 sqmS$660,888S$7,106 psm×1.000S$7,106 psm
Sept 2026Blk 441B10 TO 1292 sqmS$696,000S$7,565 psm×1.000S$7,565 psm
Sept 2026Blk 464A01 TO 0393 sqmS$638,000S$6,860 psm×1.000S$6,860 psm
Sept 2026Blk 443D10 TO 1292 sqmS$660,000S$7,174 psm×1.000S$7,174 psm
Sept 2026Blk 439B13 TO 1593 sqmS$698,000S$7,505 psm×1.000S$7,505 psm
Sept 2026Blk 461A07 TO 0993 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Sept 2026Blk 445A01 TO 0392 sqmS$625,000S$6,793 psm×1.000S$6,793 psm
Aug 2026Blk 442C10 TO 1292 sqmS$670,000S$7,283 psm×1.000S$7,283 psm
Aug 2026Blk 441A13 TO 1592 sqmS$710,000S$7,717 psm×1.000S$7,717 psm
Aug 2026Blk 439C13 TO 1593 sqmS$720,000S$7,742 psm×1.000S$7,742 psm
Aug 2026Blk 443B07 TO 0992 sqmS$655,000S$7,120 psm×1.000S$7,120 psm
Aug 2026Blk 461A01 TO 0393 sqmS$615,000S$6,613 psm×1.000S$6,613 psm
Aug 2026Blk 464A07 TO 0993 sqmS$639,000S$6,871 psm×1.000S$6,871 psm
Aug 2026Blk 464A07 TO 0993 sqmS$670,000S$7,204 psm×1.000S$7,204 psm
Aug 2026Blk 438A04 TO 0693 sqmS$620,000S$6,667 psm×1.000S$6,667 psm
Aug 2026Blk 439C13 TO 1593 sqmS$685,000S$7,366 psm×1.000S$7,366 psm
Jul 2026Blk 445A16 TO 1892 sqmS$725,000S$7,880 psm×1.000S$7,880 psm
Jul 2026Blk 461A10 TO 1293 sqmS$700,000S$7,527 psm×1.000S$7,527 psm
Jul 2026Blk 441B13 TO 1592 sqmS$695,000S$7,554 psm×1.000S$7,554 psm
Jul 2026Blk 464B04 TO 0693 sqmS$660,000S$7,097 psm×1.000S$7,097 psm
Jul 2026Blk 461D10 TO 1293 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Jul 2026Blk 461B13 TO 1593 sqmS$720,888S$7,751 psm×1.000S$7,751 psm
Jul 2026Blk 439C10 TO 1293 sqmS$665,000S$7,151 psm×1.000S$7,151 psm
Jul 2026Blk 445A04 TO 0692 sqmS$660,888S$7,184 psm×1.000S$7,184 psm
Jul 2026Blk 443B04 TO 0692 sqmS$650,000S$7,065 psm×1.000S$7,065 psm
Jul 2026Blk 440B13 TO 1592 sqmS$705,888S$7,673 psm×1.000S$7,673 psm
Jul 2026Blk 464B07 TO 0993 sqmS$668,000S$7,183 psm×1.000S$7,183 psm
Jun 2026Blk 440C01 TO 0392 sqmS$600,000S$6,522 psm×1.000S$6,522 psm
Jun 2026Blk 445A19 TO 2192 sqmS$708,000S$7,696 psm×1.000S$7,696 psm
Jun 2026Blk 443A10 TO 1292 sqmS$679,000S$7,380 psm×1.000S$7,380 psm
May 2026Blk 464B07 TO 0993 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
May 2026Blk 439C13 TO 1593 sqmS$668,000S$7,183 psm×1.000S$7,183 psm
May 2026Blk 464A13 TO 1593 sqmS$690,000S$7,419 psm×1.000S$7,419 psm
May 2026Blk 442C04 TO 0692 sqmS$656,888S$7,140 psm×1.000S$7,140 psm
May 2026Blk 440D07 TO 0992 sqmS$656,000S$7,130 psm×1.000S$7,130 psm
May 2026Blk 443A10 TO 1292 sqmS$670,000S$7,283 psm×1.000S$7,283 psm
May 2026Blk 438B10 TO 1293 sqmS$675,000S$7,258 psm×1.000S$7,258 psm
May 2026Blk 461D01 TO 0393 sqmS$623,888S$6,708 psm×1.000S$6,708 psm
May 2026Blk 464B04 TO 0693 sqmS$642,000S$6,903 psm×1.000S$6,903 psm
May 2026Blk 441A07 TO 0992 sqmS$682,000S$7,413 psm×1.000S$7,413 psm
Apr 2026Blk 440B04 TO 0692 sqmS$640,000S$6,957 psm×1.000S$6,957 psm
Apr 2026Blk 442B04 TO 0692 sqmS$668,000S$7,261 psm×1.000S$7,261 psm
Apr 2026Blk 438B13 TO 1593 sqmS$678,888S$7,300 psm×1.000S$7,300 psm
Apr 2026Blk 438C13 TO 1593 sqmS$695,000S$7,473 psm×1.000S$7,473 psm
Apr 2026Blk 441B10 TO 1292 sqmS$693,000S$7,533 psm×1.000S$7,533 psm
Apr 2026Blk 439B07 TO 0993 sqmS$718,000S$7,720 psm×1.000S$7,720 psm
Apr 2026Blk 445A07 TO 0992 sqmS$678,000S$7,370 psm×1.000S$7,370 psm
Apr 2026Blk 446A10 TO 1292 sqmS$690,000S$7,500 psm×1.000S$7,500 psm
Apr 2026Blk 439C04 TO 0693 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Mar 2026Blk 445A13 TO 1592 sqmS$690,000S$7,500 psm×0.997S$7,478 psm
Mar 2026Blk 440D07 TO 0992 sqmS$672,000S$7,304 psm×0.997S$7,283 psm
Mar 2026Blk 438C13 TO 1593 sqmS$690,000S$7,419 psm×0.997S$7,397 psm
Mar 2026Blk 445A07 TO 0992 sqmS$680,000S$7,391 psm×0.997S$7,370 psm
Mar 2026Blk 446A19 TO 2192 sqmS$728,888S$7,923 psm×0.997S$7,899 psm
Mar 2026Blk 442A07 TO 0992 sqmS$660,000S$7,174 psm×0.997S$7,153 psm
Mar 2026Blk 445B19 TO 2192 sqmS$740,000S$8,043 psm×0.997S$8,020 psm
Mar 2026Blk 461B01 TO 0393 sqmS$613,000S$6,591 psm×0.997S$6,572 psm
Mar 2026Blk 440D07 TO 0992 sqmS$665,888S$7,238 psm×0.997S$7,217 psm
Mar 2026Blk 461B10 TO 1293 sqmS$700,888S$7,536 psm×0.997S$7,514 psm
Mar 2026Blk 443D01 TO 0392 sqmS$600,168S$6,524 psm×0.997S$6,504 psm
Feb 2026Blk 439B07 TO 0993 sqmS$685,000S$7,366 psm×0.997S$7,344 psm
Feb 2026Blk 443D07 TO 0992 sqmS$658,888S$7,162 psm×0.997S$7,141 psm
Feb 2026Blk 438B13 TO 1593 sqmS$673,000S$7,237 psm×0.997S$7,215 psm
Feb 2026Blk 442B07 TO 0992 sqmS$670,000S$7,283 psm×0.997S$7,261 psm
Feb 2026Blk 442B07 TO 0992 sqmS$680,000S$7,391 psm×0.997S$7,370 psm
Feb 2026Blk 439A04 TO 0693 sqmS$635,000S$6,828 psm×0.997S$6,808 psm
Feb 2026Blk 438A10 TO 1293 sqmS$668,000S$7,183 psm×0.997S$7,162 psm
Feb 2026Blk 445A01 TO 0392 sqmS$650,000S$7,065 psm×0.997S$7,044 psm
Feb 2026Blk 439B13 TO 1593 sqmS$720,000S$7,742 psm×0.997S$7,719 psm
Feb 2026Blk 441C07 TO 0992 sqmS$678,000S$7,370 psm×0.997S$7,348 psm
Jan 2026Blk 461B04 TO 0693 sqmS$680,000S$7,312 psm×0.997S$7,290 psm
Jan 2026Blk 439B07 TO 0993 sqmS$678,000S$7,290 psm×0.997S$7,269 psm
Jan 2026Blk 443B04 TO 0692 sqmS$650,000S$7,065 psm×0.997S$7,044 psm
Jan 2026Blk 443A07 TO 0992 sqmS$675,000S$7,337 psm×0.997S$7,315 psm
Jan 2026Blk 443B04 TO 0692 sqmS$613,000S$6,663 psm×0.997S$6,643 psm
Jan 2026Blk 464A04 TO 0693 sqmS$640,000S$6,882 psm×0.997S$6,861 psm
Jan 2026Blk 441A04 TO 0692 sqmS$665,000S$7,228 psm×0.997S$7,207 psm
Jan 2026Blk 443B10 TO 1292 sqmS$668,000S$7,261 psm×0.997S$7,239 psm
Jan 2026Blk 438A04 TO 0693 sqmS$649,000S$6,978 psm×0.997S$6,958 psm
Dec 2025Blk 464B07 TO 0993 sqmS$655,000S$7,043 psm×0.996S$7,015 psm
Dec 2025Blk 439A13 TO 1593 sqmS$700,000S$7,527 psm×0.996S$7,497 psm
Dec 2025Blk 439B10 TO 1293 sqmS$708,000S$7,613 psm×0.996S$7,583 psm
Dec 2025Blk 464A04 TO 0693 sqmS$615,000S$6,613 psm×0.996S$6,587 psm
Dec 2025Blk 461C04 TO 0693 sqmS$647,000S$6,957 psm×0.996S$6,930 psm
Dec 2025Blk 461C10 TO 1293 sqmS$710,000S$7,634 psm×0.996S$7,604 psm
Dec 2025Blk 442C01 TO 0392 sqmS$656,000S$7,130 psm×0.996S$7,102 psm
Nov 2025Blk 440C10 TO 1292 sqmS$702,000S$7,630 psm×0.996S$7,600 psm
Nov 2025Blk 443C10 TO 1292 sqmS$685,000S$7,446 psm×0.996S$7,416 psm
Nov 2025Blk 464B13 TO 1593 sqmS$702,888S$7,558 psm×0.996S$7,528 psm
Nov 2025Blk 461A13 TO 1593 sqmS$696,000S$7,484 psm×0.996S$7,454 psm
Nov 2025Blk 443B04 TO 0692 sqmS$660,000S$7,174 psm×0.996S$7,146 psm
Nov 2025Blk 461C01 TO 0393 sqmS$630,000S$6,774 psm×0.996S$6,748 psm
Nov 2025Blk 438A04 TO 0693 sqmS$655,000S$7,043 psm×0.996S$7,015 psm
Nov 2025Blk 461A07 TO 0993 sqmS$690,000S$7,419 psm×0.996S$7,390 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.

6.11% gross yield

S$40,800 of rent a year against the estimate above · 0.78 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

ApprovedBlockFlatRent a month
Sept 2026446A4 ROOMS$3,500
Sept 2026443B4 ROOMS$3,500
Sept 2026440C4 ROOMS$3,500
Sept 20261714 ROOMS$3,350
Aug 2026464B4 ROOMS$3,400
Aug 20261834 ROOMS$3,200
Jul 2026445B4 ROOMS$3,700
Jul 2026438B4 ROOMS$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$668,012?

Buying: Stamp duty on S$668,012 · Cash and CPF needed on S$668,012 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$668,012.

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

Primary schools near 445b 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
Oct 2026
Blk 445B · 4 ROOM · 01 TO 03 · Model A · 91 years left
92 sqmS$650,000S$7,065 psm
Mar 2026
Blk 445B · 4 ROOM · 19 TO 21 · Model A · 92 years left
92 sqmS$740,000S$8,043 psm
Feb 2026
Blk 445B · 2 ROOM · 01 TO 03 · Model A · 92 years left
47 sqmS$360,000S$7,660 psm
Nov 2025
Blk 445B · 2 ROOM · 04 TO 06 · Model A · 92 years left
47 sqmS$375,000S$7,979 psm
May 2025
Blk 445B · 4 ROOM · 19 TO 21 · Model A · 93 years left
92 sqmS$745,000S$8,098 psm
Mar 2025
Blk 445B · 2 ROOM · 04 TO 06 · Model A · 93 years left
47 sqmS$380,000S$8,085 psm
Jan 2025
Blk 445B · 4 ROOM · 07 TO 09 · Model A · 93 years left
92 sqmS$670,888S$7,292 psm
Jan 2025
Blk 445B · 4 ROOM · 16 TO 18 · Model A · 93 years left
92 sqmS$713,000S$7,750 psm
Jan 2025
Blk 445B · 4 ROOM · 07 TO 09 · Model A · 93 years left
92 sqmS$650,000S$7,065 psm
Jan 2025
Blk 445B · 4 ROOM · 04 TO 06 · Model A · 93 years left
92 sqmS$650,000S$7,065 psm
Dec 2024
Blk 445B · 2 ROOM · 16 TO 18 · Model A · 93 years left
excluded: outlier
47 sqmS$425,000S$9,043 psm
Nov 2024
Blk 445B · 2 ROOM · 07 TO 09 · Model A · 93 years left
47 sqmS$368,888S$7,849 psm
Aug 2024
Blk 445B · 2 ROOM · 10 TO 12 · Model A · 94 years left
47 sqmS$360,000S$7,660 psm
Aug 2024
Blk 445B · 2 ROOM · 04 TO 06 · Model A · 94 years left
47 sqmS$358,888S$7,636 psm
May 2024
Blk 445B · 4 ROOM · 19 TO 21 · Model A · 94 years left
92 sqmS$658,000S$7,152 psm
Mar 2024
Blk 445B · 4 ROOM · 01 TO 03 · Model A · 94 years left
92 sqmS$555,000S$6,033 psm
Mar 2024
Blk 445B · 2 ROOM · 01 TO 03 · Model A · 94 years left
47 sqmS$330,000S$7,021 psm
Feb 2024
Blk 445B · 2 ROOM · 01 TO 03 · Model A · 94 years left
47 sqmS$315,000S$6,702 psm
Jan 2024
Blk 445B · 2 ROOM · 19 TO 21 · Model A · 94 years left
47 sqmS$350,000S$7,447 psm
Dec 2023
Blk 445B · 2 ROOM · 04 TO 06 · Model A · 94 years left
38 sqmS$316,000S$8,316 psm
Nov 2023
Blk 445B · 4 ROOM · 16 TO 18 · Model A · 94 years left
92 sqmS$668,000S$7,261 psm
Nov 2023
Blk 445B · 4 ROOM · 13 TO 15 · Model A · 94 years left
92 sqmS$628,888S$6,836 psm
Nov 2023
Blk 445B · 4 ROOM · 04 TO 06 · Model A · 94 years left
92 sqmS$580,000S$6,304 psm
Sept 2023
Blk 445B · 4 ROOM · 01 TO 03 · Model A · 94 years left
92 sqmS$535,000S$5,815 psm
Aug 2023
Blk 445B · 4 ROOM · 13 TO 15 · Model A · 95 years left
92 sqmS$638,000S$6,935 psm
Apr 2023
Blk 445B · 4 ROOM · 16 TO 18 · Model A · 95 years left
92 sqmS$590,000S$6,413 psm
Jan 2023
Blk 445B · 2 ROOM · 04 TO 06 · Model A · 95 years left
47 sqmS$360,000S$7,660 psm
Oct 2022
Blk 445B · 4 ROOM · 07 TO 09 · Model A · 95 years left
92 sqmS$550,000S$5,978 psm
Sept 2022
Blk 445B · 2 ROOM · 19 TO 21 · Model A · 95 years left
47 sqmS$350,000S$7,447 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$635,080S$701,179S$759,391S$772,672
10 years81 yearsS$596,290S$726,874S$852,572S$882,654
20 years71 yearsS$525,980S$781,579S$1,075,269S$1,152,487

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.