Blk 460B Bt Batok West Ave 9
Project page · 99-year lease from 2020
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 468A | 16 TO 18 | 47 sqm | S$425,000 | S$9,043 psm | ×1.000 | S$9,043 psm |
| Sept 2026 | Blk 460B | 13 TO 15 | 48 sqm | S$428,000 | S$8,917 psm | ×1.000 | S$8,917 psm |
| Sept 2026 | Blk 467C | 01 TO 03 | 47 sqm | S$365,000 | S$7,766 psm | ×1.000 | S$7,766 psm |
| Aug 2026 | Blk 468B | 13 TO 15 | 47 sqm | S$375,000 | S$7,979 psm | ×1.000 | S$7,979 psm |
| Aug 2026 | Blk 467C | 07 TO 09 | 47 sqm | S$390,000 | S$8,298 psm | ×1.000 | S$8,298 psm |
| Aug 2026 | Blk 460D | 13 TO 15 | 48 sqm | S$380,088 | S$7,919 psm | ×1.000 | S$7,919 psm |
| Jul 2026 | Blk 460C | 04 TO 06 | 48 sqm | S$365,000 | S$7,604 psm | ×1.000 | S$7,604 psm |
| Jul 2026 | Blk 460C | 10 TO 12 | 48 sqm | S$380,000 | S$7,917 psm | ×1.000 | S$7,917 psm |
| Jul 2026 | Blk 467C | 16 TO 18 | 47 sqm | S$405,000 | S$8,617 psm | ×1.000 | S$8,617 psm |
| Jul 2026 | Blk 467C | 04 TO 06 | 47 sqm | S$372,000 | S$7,915 psm | ×1.000 | S$7,915 psm |
| Jul 2026 | Blk 467A | 16 TO 18 | 47 sqm | S$405,000 | S$8,617 psm | ×1.000 | S$8,617 psm |
| Jun 2026 | Blk 467C | 16 TO 18 | 47 sqm | S$408,000 | S$8,681 psm | ×1.000 | S$8,681 psm |
| Jun 2026 | Blk 460D | 04 TO 06 | 48 sqm | S$360,000 | S$7,500 psm | ×1.000 | S$7,500 psm |
| Jun 2026 | Blk 460B | 04 TO 06 | 48 sqm | S$365,000 | S$7,604 psm | ×1.000 | S$7,604 psm |
| May 2026 | Blk 467C | 07 TO 09 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| May 2026 | Blk 448A | 13 TO 15 | 47 sqm | S$395,000 | S$8,404 psm | ×1.000 | S$8,404 psm |
| May 2026 | Blk 467C | 16 TO 18 | 47 sqm | S$398,000 | S$8,468 psm | ×1.000 | S$8,468 psm |
| May 2026 | Blk 467C | 16 TO 18 | 47 sqm | S$420,000 | S$8,936 psm | ×1.000 | S$8,936 psm |
| May 2026 | Blk 468B | 10 TO 12 | 47 sqm | S$408,000 | S$8,681 psm | ×1.000 | S$8,681 psm |
| Apr 2026 | Blk 468B | 01 TO 03 | 47 sqm | S$360,000 | S$7,660 psm | ×1.000 | S$7,660 psm |
| Apr 2026 | Blk 467C | 10 TO 12 | 47 sqm | S$383,000 | S$8,149 psm | ×1.000 | S$8,149 psm |
| Apr 2026 | Blk 468A | 13 TO 15 | 47 sqm | S$390,000 | S$8,298 psm | ×1.000 | S$8,298 psm |
| Apr 2026 | Blk 468B | 16 TO 18 | 47 sqm | S$380,000 | S$8,085 psm | ×1.000 | S$8,085 psm |
| Apr 2026 | Blk 467C | 07 TO 09 | 47 sqm | S$395,000 | S$8,404 psm | ×1.000 | S$8,404 psm |
| Apr 2026 | Blk 468A | 01 TO 03 | 47 sqm | S$345,000 | S$7,340 psm | ×1.000 | S$7,340 psm |
| Apr 2026 | Blk 467A | 10 TO 12 | 47 sqm | S$379,000 | S$8,064 psm | ×1.000 | S$8,064 psm |
| Mar 2026 | Blk 460C | 07 TO 09 | 48 sqm | S$398,000 | S$8,292 psm | ×0.997 | S$8,267 psm |
| Mar 2026 | Blk 448B | 13 TO 15 | 47 sqm | S$380,000 | S$8,085 psm | ×0.997 | S$8,061 psm |
| Feb 2026 | Blk 448A | 19 TO 21 | 47 sqm | S$398,000 | S$8,468 psm | ×0.997 | S$8,443 psm |
| Feb 2026 | Blk 448B | 10 TO 12 | 47 sqm | S$388,000 | S$8,255 psm | ×0.997 | S$8,231 psm |
| Feb 2026 | Blk 448C | 16 TO 18 | 47 sqm | S$400,000 | S$8,511 psm | ×0.997 | S$8,486 psm |
| Feb 2026 | Blk 448C | 10 TO 12 | 47 sqm | S$358,888 | S$7,636 psm | ×0.997 | S$7,613 psm |
| Feb 2026 | Blk 468B | 16 TO 18 | 47 sqm | S$420,000 | S$8,936 psm | ×0.997 | S$8,910 psm |
| Feb 2026 | Blk 460C | 13 TO 15 | 48 sqm | S$372,000 | S$7,750 psm | ×0.997 | S$7,727 psm |
| Jan 2026 | Blk 460C | 01 TO 03 | 48 sqm | S$375,000 | S$7,813 psm | ×0.997 | S$7,789 psm |
| Jan 2026 | Blk 460C | 04 TO 06 | 48 sqm | S$382,000 | S$7,958 psm | ×0.997 | S$7,935 psm |
| Jan 2026 | Blk 468A | 16 TO 18 | 47 sqm | S$405,000 | S$8,617 psm | ×0.997 | S$8,592 psm |
| Dec 2025 | Blk 468B | 16 TO 18 | 47 sqm | S$390,000 | S$8,298 psm | ×0.996 | S$8,265 psm |
| Dec 2025 | Blk 460C | 10 TO 12 | 48 sqm | S$392,000 | S$8,167 psm | ×0.996 | S$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.
7.36% gross yield
S$28,800 of rent a year against the estimate above · 0.06 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 468B | 2 ROOM | S$2,600 |
| Sept 2026 | 460D | 2 ROOM | S$2,400 |
| Aug 2026 | 448B | 2 ROOM | S$2,700 |
| Aug 2026 | 448B | 2 ROOM | S$2,200 |
| Aug 2026 | 460D | 2 ROOM | S$2,150 |
| Aug 2026 | 467A | 2 ROOM | S$1,400 |
| Jul 2026 | 467C | 2 ROOM | S$2,300 |
| Jul 2026 | 448A | 2 ROOM | S$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$391,149?
Buying: Stamp duty on S$391,149 · Cash and CPF needed on S$391,149 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$391,149.
Each opens with this figure filled in; change anything there.
Primary schools near 460b 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
- Princess Elizabeth Primary School · 465 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Pioneer Primary School · 602 m · no 2025 Phase 2C ballot
- Jurong Primary School · 804 m · no 2025 Phase 2C ballot
1 to 2 km
- Dazhong Primary School · 1,104 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,155 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,561 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Lianhua Primary School · 1,576 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,630 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,871 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,896 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 460B · 2 ROOM · 13 TO 15 · 2-room · 93 years left | 48 sqm | S$428,000 | S$8,917 psm |
| Aug 2026 | Blk 460B · 3 ROOM · 07 TO 09 · Model A · 93 years left | 68 sqm | S$530,000 | S$7,794 psm |
| Jun 2026 | Blk 460B · 2 ROOM · 04 TO 06 · 2-room · 93 years left | 48 sqm | S$365,000 | S$7,604 psm |
| Feb 2026 | Blk 460B · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$710,000 | S$7,634 psm |
| Jan 2026 | Blk 460B · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$678,000 | S$7,290 psm |
| Sept 2025 | Blk 460B · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 48 sqm | S$390,000 | S$8,125 psm |
| Jul 2025 | Blk 460B · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 48 sqm | S$395,000 | S$8,229 psm |
| Jun 2025 | Blk 460B · 2 ROOM · 01 TO 03 · 2-room · 94 years left | 48 sqm | S$375,000 | S$7,813 psm |
| May 2025 | Blk 460B · 3 ROOM · 04 TO 06 · Model A · 94 years left | 68 sqm | S$493,000 | S$7,250 psm |
| Apr 2025 | Blk 460B · 2 ROOM · 07 TO 09 · 2-room · 94 years left | 48 sqm | S$385,000 | S$8,021 psm |
| Jan 2025 | Blk 460B · 2 ROOM · 16 TO 18 · 2-room · 94 years left | 48 sqm | S$380,000 | S$7,917 psm |
| Dec 2024 | Blk 460B · 3 ROOM · 07 TO 09 · Model A · 95 years left | 68 sqm | S$498,000 | S$7,324 psm |
| Oct 2024 | Blk 460B · 4 ROOM · 16 TO 18 · Model A · 95 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Oct 2024 | Blk 460B · 3 ROOM · 13 TO 15 · Model A · 95 years left | 68 sqm | S$485,000 | S$7,132 psm |
| Oct 2024 | Blk 460B · 3 ROOM · 04 TO 06 · Model A · 95 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Aug 2024 | Blk 460B · 4 ROOM · 01 TO 03 · Model A · 95 years left | 93 sqm | S$570,000 | S$6,129 psm |
| Jul 2024 | Blk 460B · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$658,000 | S$7,075 psm |
| Jul 2024 | Blk 460B · 3 ROOM · 10 TO 12 · Model A · 95 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Jul 2024 | Blk 460B · 2 ROOM · 01 TO 03 · 2-room · 95 years left | 48 sqm | S$350,000 | S$7,292 psm |
| Jul 2024 | Blk 460B · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 48 sqm | S$344,000 | S$7,167 psm |
| Jun 2024 | Blk 460B · 2 ROOM · 16 TO 18 · 2-room · 95 years left | 48 sqm | S$370,000 | S$7,708 psm |
| Jun 2024 | Blk 460B · 2 ROOM · 04 TO 06 · 2-room · 95 years left | 48 sqm | S$365,000 | S$7,604 psm |
| Jun 2024 | Blk 460B · 2 ROOM · 07 TO 09 · 2-room · 95 years left | 48 sqm | S$355,000 | S$7,396 psm |
| May 2024 | Blk 460B · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$618,000 | S$6,645 psm |
| May 2024 | Blk 460B · 3 ROOM · 16 TO 18 · Model A · 95 years left | 68 sqm | S$508,000 | S$7,471 psm |
| Apr 2024 | Blk 460B · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Apr 2024 | Blk 460B · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$628,888 | S$6,762 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 460B · 2 ROOM | S$2,500 | — |
| May 2026 | Blk 460B · 2 ROOM | S$2,400 | — |
| Mar 2026 | Blk 460B · 2 ROOM | S$2,350 | — |
| Oct 2025 | Blk 460B · 4 ROOM | S$4,000 | — |
| Jan 2025 | Blk 460B · 3 ROOM | S$2,700 | — |
| Dec 2024 | Blk 460B · 2 ROOM | S$1,800 | — |
| Oct 2024 | Blk 460B · 4 ROOM | S$3,200 | — |
| Jun 2024 | Blk 460B · 2 ROOM | S$2,450 | — |
| Mar 2024 | Blk 460B · 2 ROOM | S$2,500 | — |
| Mar 2024 | Blk 460B · 2 ROOM | S$2,350 | — |
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 92 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 | 87 years | S$371,866 | S$410,570 | S$444,655 | S$452,432 |
| 10 years | 82 years | S$349,153 | S$425,615 | S$499,217 | S$516,831 |
| 20 years | 72 years | S$307,983 | S$457,647 | S$629,615 | S$674,830 |
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.