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HDB · 652448

Blk 448B Bt Batok West Ave 9

Project page · 99-year lease from 2019

Indicative value range
S$372,042 – S$398,410
Indicative mid S$383,000 · S$8,149 psm

Based on 39 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 468A16 TO 1847 sqmS$425,000S$9,043 psm×1.000S$9,043 psm
Sept 2026Blk 460B13 TO 1548 sqmS$428,000S$8,917 psm×1.000S$8,917 psm
Sept 2026Blk 467C01 TO 0347 sqmS$365,000S$7,766 psm×1.000S$7,766 psm
Aug 2026Blk 468B13 TO 1547 sqmS$375,000S$7,979 psm×1.000S$7,979 psm
Aug 2026Blk 467C07 TO 0947 sqmS$390,000S$8,298 psm×1.000S$8,298 psm
Aug 2026Blk 460D13 TO 1548 sqmS$380,088S$7,919 psm×1.000S$7,919 psm
Jul 2026Blk 460C04 TO 0648 sqmS$365,000S$7,604 psm×1.000S$7,604 psm
Jul 2026Blk 460C10 TO 1248 sqmS$380,000S$7,917 psm×1.000S$7,917 psm
Jul 2026Blk 467C16 TO 1847 sqmS$405,000S$8,617 psm×1.000S$8,617 psm
Jul 2026Blk 467C04 TO 0647 sqmS$372,000S$7,915 psm×1.000S$7,915 psm
Jul 2026Blk 467A16 TO 1847 sqmS$405,000S$8,617 psm×1.000S$8,617 psm
Jun 2026Blk 467C16 TO 1847 sqmS$408,000S$8,681 psm×1.000S$8,681 psm
Jun 2026Blk 460D04 TO 0648 sqmS$360,000S$7,500 psm×1.000S$7,500 psm
Jun 2026Blk 460B04 TO 0648 sqmS$365,000S$7,604 psm×1.000S$7,604 psm
May 2026Blk 467C07 TO 0947 sqmS$380,000S$8,085 psm×1.000S$8,085 psm
May 2026Blk 448A13 TO 1547 sqmS$395,000S$8,404 psm×1.000S$8,404 psm
May 2026Blk 467C16 TO 1847 sqmS$398,000S$8,468 psm×1.000S$8,468 psm
May 2026Blk 467C16 TO 1847 sqmS$420,000S$8,936 psm×1.000S$8,936 psm
May 2026Blk 468B10 TO 1247 sqmS$408,000S$8,681 psm×1.000S$8,681 psm
Apr 2026Blk 468B01 TO 0347 sqmS$360,000S$7,660 psm×1.000S$7,660 psm
Apr 2026Blk 467C10 TO 1247 sqmS$383,000S$8,149 psm×1.000S$8,149 psm
Apr 2026Blk 468A13 TO 1547 sqmS$390,000S$8,298 psm×1.000S$8,298 psm
Apr 2026Blk 468B16 TO 1847 sqmS$380,000S$8,085 psm×1.000S$8,085 psm
Apr 2026Blk 467C07 TO 0947 sqmS$395,000S$8,404 psm×1.000S$8,404 psm
Apr 2026Blk 468A01 TO 0347 sqmS$345,000S$7,340 psm×1.000S$7,340 psm
Apr 2026Blk 467A10 TO 1247 sqmS$379,000S$8,064 psm×1.000S$8,064 psm
Mar 2026Blk 460C07 TO 0948 sqmS$398,000S$8,292 psm×0.997S$8,267 psm
Mar 2026Blk 448B13 TO 1547 sqmS$380,000S$8,085 psm×0.997S$8,061 psm
Feb 2026Blk 448A19 TO 2147 sqmS$398,000S$8,468 psm×0.997S$8,443 psm
Feb 2026Blk 448B10 TO 1247 sqmS$388,000S$8,255 psm×0.997S$8,231 psm
Feb 2026Blk 448C16 TO 1847 sqmS$400,000S$8,511 psm×0.997S$8,486 psm
Feb 2026Blk 448C10 TO 1247 sqmS$358,888S$7,636 psm×0.997S$7,613 psm
Feb 2026Blk 468B16 TO 1847 sqmS$420,000S$8,936 psm×0.997S$8,910 psm
Feb 2026Blk 460C13 TO 1548 sqmS$372,000S$7,750 psm×0.997S$7,727 psm
Jan 2026Blk 460C01 TO 0348 sqmS$375,000S$7,813 psm×0.997S$7,789 psm
Jan 2026Blk 460C04 TO 0648 sqmS$382,000S$7,958 psm×0.997S$7,935 psm
Jan 2026Blk 468A16 TO 1847 sqmS$405,000S$8,617 psm×0.997S$8,592 psm
Dec 2025Blk 468B16 TO 1847 sqmS$390,000S$8,298 psm×0.996S$8,265 psm
Dec 2025Blk 460C10 TO 1248 sqmS$392,000S$8,167 psm×0.996S$8,135 psm

How accurate is this estimate for Bt Batok West Ave 9?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 178 sales in Bt Batok West Ave 9 since.

Median error
2.5%

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.

7.52% gross yield

S$28,800 of rent a year against the estimate above · 0.22 points above flats like it

Homes like this rent for about S$2,400 a month, the middle of 62 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

ApprovedBlockFlatRent a month
Sept 2026468B2 ROOMS$2,600
Sept 2026460D2 ROOMS$2,400
Aug 2026448B2 ROOMS$2,700
Aug 2026448B2 ROOMS$2,200
Aug 2026460D2 ROOMS$2,150
Aug 2026467A2 ROOMS$1,400
Jul 2026467C2 ROOMS$2,300
Jul 2026448A2 ROOMS$2,250

median of 62 HDB rental approvals for 2 ROOM on Bt Batok West Ave 9 since 2025-10.

Buying or selling at S$383,000?

Buying: Stamp duty on S$383,000 · Cash and CPF needed on S$383,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$383,000.

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

Primary schools near 448b Bt Batok West Ave 9

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
Jun 2026
Blk 448B · 3 ROOM · 13 TO 15 · Model A · 92 years left
68 sqmS$500,000S$7,353 psm
Jun 2026
Blk 448B · 2 ROOM · 16 TO 18 · Model A · 92 years left
38 sqmS$330,000S$8,684 psm
Mar 2026
Blk 448B · 2 ROOM · 13 TO 15 · Model A · 92 years left
47 sqmS$380,000S$8,085 psm
Feb 2026
Blk 448B · 2 ROOM · 10 TO 12 · Model A · 92 years left
47 sqmS$388,000S$8,255 psm
Dec 2025
Blk 448B · 2 ROOM · 19 TO 21 · Model A · 92 years left
38 sqmS$335,000S$8,816 psm
Nov 2025
Blk 448B · 2 ROOM · 13 TO 15 · Model A · 92 years left
38 sqmS$340,000S$8,947 psm
Sept 2025
Blk 448B · 3 ROOM · 01 TO 03 · Model A · 93 years left
68 sqmS$476,000S$7,000 psm
May 2025
Blk 448B · 2 ROOM · 01 TO 03 · Model A · 93 years left
47 sqmS$350,000S$7,447 psm
Apr 2025
Blk 448B · 3 ROOM · 04 TO 06 · Model A · 93 years left
68 sqmS$490,000S$7,206 psm
Apr 2025
Blk 448B · 2 ROOM · 10 TO 12 · 2-room · 93 years left
47 sqmS$360,000S$7,660 psm
Apr 2025
Blk 448B · 2 ROOM · 01 TO 03 · 2-room · 93 years left
47 sqmS$330,000S$7,021 psm
Jan 2025
Blk 448B · 2 ROOM · 01 TO 03 · Model A · 93 years left
38 sqmS$330,000S$8,684 psm
Oct 2024
Blk 448B · 3 ROOM · 13 TO 15 · Model A · 94 years left
68 sqmS$488,000S$7,176 psm
Jun 2024
Blk 448B · 2 ROOM · 10 TO 12 · Model A · 94 years left
47 sqmS$360,000S$7,660 psm
May 2024
Blk 448B · 2 ROOM · 04 TO 06 · Model A · 94 years left
47 sqmS$345,000S$7,340 psm
Mar 2024
Blk 448B · 2 ROOM · 16 TO 18 · Model A · 94 years left
38 sqmS$340,000S$8,947 psm
Feb 2024
Blk 448B · 3 ROOM · 13 TO 15 · Model A · 94 years left
68 sqmS$450,000S$6,618 psm
Nov 2023
Blk 448B · 3 ROOM · 04 TO 06 · Model A · 94 years left
68 sqmS$468,000S$6,882 psm
Nov 2023
Blk 448B · 2 ROOM · 04 TO 06 · Model A · 94 years left
38 sqmS$290,000S$7,632 psm
Oct 2023
Blk 448B · 2 ROOM · 01 TO 03 · 2-room · 95 years left
47 sqmS$320,000S$6,809 psm
Sept 2023
Blk 448B · 3 ROOM · 13 TO 15 · Model A · 95 years left
68 sqmS$465,000S$6,838 psm
Sept 2023
Blk 448B · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$460,888S$6,778 psm
Aug 2023
Blk 448B · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$450,000S$6,618 psm
Jul 2023
Blk 448B · 2 ROOM · 16 TO 18 · Model A · 95 years left
47 sqmS$370,000S$7,872 psm
May 2023
Blk 448B · 3 ROOM · 16 TO 18 · Model A · 95 years left
68 sqmS$480,000S$7,059 psm
May 2023
Blk 448B · 3 ROOM · 01 TO 03 · Model A · 95 years left
68 sqmS$438,000S$6,441 psm
Apr 2023
Blk 448B · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$452,500S$6,654 psm
Mar 2023
Blk 448B · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$450,000S$6,618 psm
Feb 2023
Blk 448B · 3 ROOM · 16 TO 18 · Model A · 95 years left
68 sqmS$470,000S$6,912 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$364,119S$402,016S$435,392S$443,006
10 years81 yearsS$341,879S$416,748S$488,817S$506,064
20 years71 yearsS$301,567S$448,113S$616,498S$660,771

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.