Blk 453B Bt Batok West Ave 6
Project page · 99-year lease from 2019
Based on 5 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 453B | 16 TO 18 | 93 sqm | S$710,000 | S$7,634 psm | ×1.000 | S$7,634 psm |
| Mar 2026 | Blk 453B | 01 TO 03 | 93 sqm | S$610,000 | S$6,559 psm | ×0.997 | S$6,540 psm |
| Jan 2026 | Blk 453B | 13 TO 15 | 93 sqm | S$692,000 | S$7,441 psm | ×0.997 | S$7,419 psm |
| Jan 2026 | Blk 453B | 19 TO 21 | 93 sqm | S$745,000 | S$8,011 psm | ×0.997 | S$7,987 psm |
| Dec 2025 | Blk 453B | 13 TO 15 | 93 sqm | S$723,000 | S$7,774 psm | ×0.996 | S$7,744 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.
5.75% gross yield
S$40,800 of rent a year against the estimate above · 0.42 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$710,000?
Buying: Stamp duty on S$710,000 · Cash and CPF needed on S$710,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$710,000.
Each opens with this figure filled in; change anything there.
Primary schools near 453b 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 · 288 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 928 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Yuhua Primary School · 973 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Pioneer Primary School · 1,028 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Jurong Primary School · 1,050 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Bukit View Primary School · 1,195 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,195 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,478 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Keming Primary School · 1,593 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Fuhua Primary School · 1,799 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Oct 2026 | Blk 453B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 115 sqm | S$820,000 | S$7,130 psm |
| Oct 2026 | Blk 453B · 5 ROOM · 16 TO 18 · Improved · 92 years left | 115 sqm | S$865,000 | S$7,522 psm |
| Sept 2026 | Blk 453B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 115 sqm | S$825,000 | S$7,174 psm |
| Sept 2026 | Blk 453B · 4 ROOM · 16 TO 18 · Model A · 92 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Aug 2026 | Blk 453B · 5 ROOM · 04 TO 06 · Improved · 92 years left | 115 sqm | S$730,000 | S$6,348 psm |
| Jul 2026 | Blk 453B · 5 ROOM · 07 TO 09 · Improved · 92 years left | 115 sqm | S$818,000 | S$7,113 psm |
| May 2026 | Blk 453B · 5 ROOM · 04 TO 06 · Improved · 92 years left | 115 sqm | S$747,000 | S$6,496 psm |
| Mar 2026 | Blk 453B · 4 ROOM · 01 TO 03 · Model A · 92 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jan 2026 | Blk 453B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 115 sqm | S$832,500 | S$7,239 psm |
| Jan 2026 | Blk 453B · 4 ROOM · 19 TO 21 · Model A · 92 years left | 93 sqm | S$745,000 | S$8,011 psm |
| Jan 2026 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$692,000 | S$7,441 psm |
| Dec 2025 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 92 years left | 93 sqm | S$723,000 | S$7,774 psm |
| Nov 2025 | Blk 453B · 5 ROOM · 10 TO 12 · Improved · 92 years left | 115 sqm | S$838,000 | S$7,287 psm |
| Oct 2025 | Blk 453B · 5 ROOM · 13 TO 15 · Improved · 93 years left | 115 sqm | S$880,000 | S$7,652 psm |
| Jul 2025 | Blk 453B · 5 ROOM · 10 TO 12 · Improved · 93 years left | 115 sqm | S$836,000 | S$7,270 psm |
| May 2025 | Blk 453B · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2025 | Blk 453B · 4 ROOM · 16 TO 18 · Model A · 93 years left | 93 sqm | S$700,000 | S$7,527 psm |
| Oct 2024 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$675,000 | S$7,258 psm |
| Oct 2024 | Blk 453B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$660,000 | S$7,097 psm |
| Jul 2024 | Blk 453B · 4 ROOM · 22 TO 24 · Model A · 94 years left | 93 sqm | S$703,888 | S$7,569 psm |
| Jul 2024 | Blk 453B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$659,000 | S$7,086 psm |
| Jul 2024 | Blk 453B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$658,888 | S$7,085 psm |
| Jun 2024 | Blk 453B · 4 ROOM · 19 TO 21 · Model A · 94 years left | 93 sqm | S$678,000 | S$7,290 psm |
| May 2024 | Blk 453B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 115 sqm | S$805,000 | S$7,000 psm |
| Feb 2024 | Blk 453B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 115 sqm | S$735,000 | S$6,391 psm |
| Dec 2023 | Blk 453B · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$623,000 | S$6,699 psm |
| Dec 2023 | Blk 453B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$548,000 | S$5,892 psm |
| Nov 2023 | Blk 453B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$545,000 | S$5,860 psm |
| Oct 2023 | Blk 453B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 115 sqm | S$777,888 | S$6,764 psm |
| Oct 2023 | Blk 453B · 5 ROOM · 04 TO 06 · Improved · 95 years left | 115 sqm | S$728,000 | S$6,330 psm |
| Oct 2023 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$618,000 | S$6,645 psm |
| Sept 2023 | Blk 453B · 5 ROOM · 10 TO 12 · Improved · 95 years left | 115 sqm | S$750,000 | S$6,522 psm |
| Sept 2023 | Blk 453B · 4 ROOM · 22 TO 24 · Model A · 95 years left | 93 sqm | S$696,000 | S$7,484 psm |
| Sept 2023 | Blk 453B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Jul 2023 | Blk 453B · 5 ROOM · 19 TO 21 · Improved · 95 years left | 115 sqm | S$765,000 | S$6,652 psm |
| Jul 2023 | Blk 453B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$638,000 | S$6,860 psm |
| Jul 2023 | Blk 453B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jul 2023 | Blk 453B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$590,000 | S$6,344 psm |
| Jul 2023 | Blk 453B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$582,000 | S$6,258 psm |
| Jun 2023 | Blk 453B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$650,000 | S$6,989 psm |
| Jun 2023 | Blk 453B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Apr 2023 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$624,000 | S$6,710 psm |
| Apr 2023 | Blk 453B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$618,000 | S$6,645 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 453B · 5 ROOM | S$4,000 | — |
| May 2026 | Blk 453B · 5 ROOM | S$3,900 | — |
| Jan 2026 | Blk 453B · 4 ROOM | S$3,400 | — |
| Jun 2025 | Blk 453B · 4 ROOM | S$3,500 | — |
| Feb 2025 | Blk 453B · 5 ROOM | S$4,400 | — |
| Jul 2024 | Blk 453B · 5 ROOM | S$3,900 | — |
| Jul 2024 | Blk 453B · 4 ROOM | S$3,700 | — |
| Jul 2024 | Blk 453B · 4 ROOM | S$2,150 | — |
| Feb 2023 | Blk 453B · 5 ROOM | S$4,400 | — |
| Feb 2023 | Blk 453B · 4 ROOM | S$3,600 | — |
| Jan 2021 | Blk 453B · 4 ROOM | S$2,600 | — |
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$674,998 | S$745,252 | S$807,122 | S$821,238 |
| 10 years | 81 years | S$633,770 | S$772,562 | S$906,161 | S$938,134 |
| 20 years | 71 years | S$559,041 | S$830,705 | S$1,142,856 | S$1,224,927 |
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.