Blk 450B Bt Batok West Ave 6
Project page · 99-year lease from 2019
Based on 7 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 450B | 07 TO 09 | 93 sqm | S$690,000 | S$7,419 psm | ×1.000 | S$7,419 psm |
| Sept 2026 | Blk 450B | 13 TO 15 | 93 sqm | S$738,000 | S$7,935 psm | ×1.000 | S$7,935 psm |
| Aug 2026 | Blk 450B | 16 TO 18 | 93 sqm | S$705,000 | S$7,581 psm | ×1.000 | S$7,581 psm |
| Jun 2026 | Blk 450B | 01 TO 03 | 93 sqm | S$640,000 | S$6,882 psm | ×1.000 | S$6,882 psm |
| Feb 2026 | Blk 450B | 16 TO 18 | 93 sqm | S$700,000 | S$7,527 psm | ×0.997 | S$7,505 psm |
| Jan 2026 | Blk 450B | 10 TO 12 | 93 sqm | S$675,000 | S$7,258 psm | ×0.997 | S$7,237 psm |
| Nov 2025 | Blk 450B | 04 TO 06 | 93 sqm | S$615,000 | S$6,613 psm | ×0.996 | S$6,587 psm |
How accurate is this estimate for Bt Batok West Ave 6?
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 6 since.
- Median error
- 2.9%
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.
5.91% gross yield
S$40,800 of rent a year against the estimate above · 0.58 points above flats like it
Homes like this rent for about S$3,400 a month, the middle of 90 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 | 452A | 4 ROOM | S$3,600 |
| Sept 2026 | 116 | 4 ROOM | S$3,450 |
| Sept 2026 | 187 | 4 ROOM | S$3,100 |
| Sept 2026 | 118 | 4 ROOM | S$2,800 |
| Sept 2026 | 132 | 4 ROOM | S$2,600 |
| Sept 2026 | 194B | 4 ROOM | S$2,285 |
| Aug 2026 | 108 | 4 ROOM | S$3,500 |
| Aug 2026 | 193 | 4 ROOM | S$3,500 |
median of 90 HDB rental approvals for 4 ROOM on Bt Batok West Ave 6 since 2025-10.
Buying or selling at S$690,000?
Buying: Stamp duty on S$690,000 · Cash and CPF needed on S$690,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$690,000.
Each opens with this figure filled in; change anything there.
Primary schools near 450b Bt Batok West Ave 6
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
- Princess Elizabeth Primary School · 433 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 794 m · no 2025 Phase 2C ballot
1 to 2 km
- Lianhua Primary School · 1,002 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yuhua Primary School · 1,055 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Bukit View Primary School · 1,059 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Pioneer Primary School · 1,204 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,241 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,363 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Keming Primary School · 1,445 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,911 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 450B · 5 ROOM · 13 TO 15 · Improved · 92 years left | 115 sqm | S$850,000 | S$7,391 psm |
| Sept 2026 | Blk 450B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$738,000 | S$7,935 psm |
| Sept 2026 | Blk 450B · 4 ROOM · 07 TO 09 · Model A · 92 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Aug 2026 | Blk 450B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 115 sqm | S$825,000 | S$7,174 psm |
| Aug 2026 | Blk 450B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Jun 2026 | Blk 450B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Feb 2026 | Blk 450B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jan 2026 | Blk 450B · 5 ROOM · 16 TO 18 · Improved · 92 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Jan 2026 | Blk 450B · 4 ROOM · 10 TO 12 · Model A · 92 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Nov 2025 | Blk 450B · 4 ROOM · 04 TO 06 · Model A · 92 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Oct 2025 | Blk 450B · 5 ROOM · 04 TO 06 · Improved · 92 years left | 113 sqm | S$823,000 | S$7,283 psm |
| Oct 2025 | Blk 450B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Aug 2025 | Blk 450B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 113 sqm | S$860,000 | S$7,611 psm |
| Jul 2025 | Blk 450B · 5 ROOM · 07 TO 09 · Improved · 93 years left | 115 sqm | S$830,000 | S$7,217 psm |
| Jul 2025 | Blk 450B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$738,000 | S$7,935 psm |
| May 2025 | Blk 450B · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 113 sqm | S$690,000 | S$6,106 psm |
| Apr 2025 | Blk 450B · 5 ROOM · 22 TO 24 · Improved · 93 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Apr 2025 | Blk 450B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$720,000 | S$7,742 psm |
| Apr 2025 | Blk 450B · 4 ROOM · 22 TO 24 · Model A · 93 years left | 93 sqm | S$742,000 | S$7,978 psm |
| Feb 2025 | Blk 450B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$705,000 | S$7,581 psm |
| Jan 2025 | Blk 450B · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Nov 2024 | Blk 450B · 5 ROOM · 01 TO 03 · Improved · 93 years left excluded: outlier | 115 sqm | S$730,000 | S$6,348 psm |
| Nov 2024 | Blk 450B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$647,000 | S$6,957 psm |
| Nov 2024 | Blk 450B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Oct 2024 | Blk 450B · 5 ROOM · 22 TO 24 · Improved · 94 years left | 113 sqm | S$900,000 | S$7,965 psm |
| Sept 2024 | Blk 450B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$623,000 | S$6,699 psm |
| Jul 2024 | Blk 450B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Jul 2024 | Blk 450B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$632,888 | S$6,805 psm |
| Jun 2024 | Blk 450B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$615,000 | S$6,613 psm |
| May 2024 | Blk 450B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$685,000 | S$7,366 psm |
| May 2024 | Blk 450B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$650,000 | S$6,989 psm |
| May 2024 | Blk 450B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$600,000 | S$6,452 psm |
| Apr 2024 | Blk 450B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$785,000 | S$6,947 psm |
| Apr 2024 | Blk 450B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Mar 2024 | Blk 450B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Feb 2024 | Blk 450B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Feb 2024 | Blk 450B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Feb 2024 | Blk 450B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$628,000 | S$6,753 psm |
| Feb 2024 | Blk 450B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jan 2024 | Blk 450B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$605,000 | S$6,505 psm |
| Dec 2023 | Blk 450B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Nov 2023 | Blk 450B · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$706,000 | S$6,248 psm |
| Oct 2023 | Blk 450B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 115 sqm | S$835,000 | S$7,261 psm |
| Oct 2023 | Blk 450B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$562,000 | S$6,043 psm |
| Sept 2023 | Blk 450B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Jun 2023 | Blk 450B · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$781,800 | S$6,919 psm |
| Jun 2023 | Blk 450B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$760,000 | S$6,726 psm |
| Jun 2023 | Blk 450B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jun 2023 | Blk 450B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$580,000 | S$6,237 psm |
| May 2023 | Blk 450B · 5 ROOM · 19 TO 21 · Improved · 95 years left | 113 sqm | S$880,000 | S$7,788 psm |
| May 2023 | Blk 450B · 4 ROOM · 19 TO 21 · Model A · 95 years left | 93 sqm | S$660,000 | S$7,097 psm |
| May 2023 | Blk 450B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$645,000 | S$6,935 psm |
| May 2023 | Blk 450B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Apr 2023 | Blk 450B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Mar 2023 | Blk 450B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$664,000 | S$7,140 psm |
| Mar 2023 | Blk 450B · 4 ROOM · 04 TO 06 · Model A · 95 years left excluded: outlier | 93 sqm | S$608,000 | S$6,538 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 450B · 4 ROOM | S$3,400 | — |
| Apr 2026 | Blk 450B · 5 ROOM | S$3,700 | — |
| Dec 2025 | Blk 450B · 4 ROOM | S$3,600 | — |
| Dec 2025 | Blk 450B · 4 ROOM | S$3,200 | — |
| Nov 2025 | Blk 450B · 4 ROOM | S$1,800 | — |
| May 2025 | Blk 450B · 4 ROOM | S$3,200 | — |
| Feb 2025 | Blk 450B · 4 ROOM | S$2,000 | — |
| Sept 2024 | Blk 450B · 4 ROOM | S$3,950 | — |
| Sept 2023 | Blk 450B · 4 ROOM | S$3,800 | — |
| Aug 2023 | Blk 450B · 4 ROOM | S$3,950 | — |
| Sept 2021 | Blk 450B · 4 ROOM | S$3,100 | — |
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$655,983 | S$724,259 | S$784,386 | S$798,104 |
| 10 years | 81 years | S$615,916 | S$750,799 | S$880,635 | S$911,707 |
| 20 years | 71 years | S$543,293 | S$807,304 | S$1,110,662 | S$1,190,421 |
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.