Blk 467B Bt Batok West Ave 9
Project page · 99-year lease from 2021
Based on 16 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 467B | 13 TO 15 | 113 sqm | S$838,000 | S$7,416 psm | ×1.000 | S$7,416 psm |
| Sept 2026 | Blk 467B | 01 TO 03 | 113 sqm | S$755,000 | S$6,681 psm | ×1.000 | S$6,681 psm |
| Sept 2026 | Blk 467B | 07 TO 09 | 113 sqm | S$805,000 | S$7,124 psm | ×1.000 | S$7,124 psm |
| Aug 2026 | Blk 467B | 10 TO 12 | 113 sqm | S$825,000 | S$7,301 psm | ×1.000 | S$7,301 psm |
| Aug 2026 | Blk 467B | 10 TO 12 | 113 sqm | S$830,000 | S$7,345 psm | ×1.000 | S$7,345 psm |
| Jul 2026 | Blk 467B | 04 TO 06 | 113 sqm | S$799,000 | S$7,071 psm | ×1.000 | S$7,071 psm |
| Jul 2026 | Blk 467B | 07 TO 09 | 113 sqm | S$795,000 | S$7,035 psm | ×1.000 | S$7,035 psm |
| Jul 2026 | Blk 467B | 04 TO 06 | 113 sqm | S$790,888 | S$6,999 psm | ×1.000 | S$6,999 psm |
| Jul 2026 | Blk 467B | 04 TO 06 | 113 sqm | S$770,000 | S$6,814 psm | ×1.000 | S$6,814 psm |
| Jun 2026 | Blk 467B | 16 TO 18 | 113 sqm | S$870,000 | S$7,699 psm | ×1.000 | S$7,699 psm |
| May 2026 | Blk 467B | 16 TO 18 | 113 sqm | S$848,000 | S$7,504 psm | ×1.000 | S$7,504 psm |
| May 2026 | Blk 467B | 10 TO 12 | 113 sqm | S$819,000 | S$7,248 psm | ×1.000 | S$7,248 psm |
| May 2026 | Blk 467B | 16 TO 18 | 113 sqm | S$830,000 | S$7,345 psm | ×1.000 | S$7,345 psm |
| May 2026 | Blk 467B | 04 TO 06 | 113 sqm | S$800,000 | S$7,080 psm | ×1.000 | S$7,080 psm |
| Apr 2026 | Blk 467B | 10 TO 12 | 113 sqm | S$850,000 | S$7,522 psm | ×1.000 | S$7,522 psm |
| Mar 2026 | Blk 467B | 13 TO 15 | 113 sqm | S$830,000 | S$7,345 psm | ×0.997 | S$7,323 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.
5.26% gross yield
S$43,200 of rent a year against the estimate above · 0.51 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 208 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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.
Buying or selling at S$822,000?
Buying: Stamp duty on S$822,000 · Cash and CPF needed on S$822,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$822,000.
Each opens with this figure filled in; change anything there.
Primary schools near 467b 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
- Dazhong Primary School · 583 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 736 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Pioneer Primary School · 1,053 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Anthony's Primary School · 1,065 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- Lianhua Primary School · 1,160 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,319 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,431 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,445 m · no 2025 Phase 2C ballot
- Keming Primary School · 1,803 m · balloted in 2025 Phase 2C (citizens within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 467B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$805,000 | S$7,124 psm |
| Sept 2026 | Blk 467B · 5 ROOM · 01 TO 03 · Improved · 94 years left | 113 sqm | S$755,000 | S$6,681 psm |
| Sept 2026 | Blk 467B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$838,000 | S$7,416 psm |
| Sept 2026 | Blk 467B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$608,000 | S$6,538 psm |
| Aug 2026 | Blk 467B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Aug 2026 | Blk 467B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$825,000 | S$7,301 psm |
| Aug 2026 | Blk 467B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Jul 2026 | Blk 467B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$770,000 | S$6,814 psm |
| Jul 2026 | Blk 467B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$790,888 | S$6,999 psm |
| Jul 2026 | Blk 467B · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$795,000 | S$7,035 psm |
| Jul 2026 | Blk 467B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$799,000 | S$7,071 psm |
| Jun 2026 | Blk 467B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$870,000 | S$7,699 psm |
| Jun 2026 | Blk 467B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$672,000 | S$7,226 psm |
| Jun 2026 | Blk 467B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$695,000 | S$7,473 psm |
| Jun 2026 | Blk 467B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$640,000 | S$6,882 psm |
| May 2026 | Blk 467B · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$800,000 | S$7,080 psm |
| May 2026 | Blk 467B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$830,000 | S$7,345 psm |
| May 2026 | Blk 467B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$819,000 | S$7,248 psm |
| May 2026 | Blk 467B · 5 ROOM · 16 TO 18 · Improved · 94 years left | 113 sqm | S$848,000 | S$7,504 psm |
| May 2026 | Blk 467B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$680,000 | S$7,312 psm |
| Apr 2026 | Blk 467B · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$850,000 | S$7,522 psm |
| Apr 2026 | Blk 467B · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$640,000 | S$6,882 psm |
| Apr 2026 | Blk 467B · 4 ROOM · 07 TO 09 · Model A · 94 years left | 93 sqm | S$665,000 | S$7,151 psm |
| Apr 2026 | Blk 467B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$688,888 | S$7,407 psm |
| Apr 2026 | Blk 467B · 4 ROOM · 01 TO 03 · Model A · 94 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Mar 2026 | Blk 467B · 5 ROOM · 13 TO 15 · Improved · 94 years left | 113 sqm | S$830,000 | S$7,345 psm |
| Mar 2026 | Blk 467B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$685,000 | S$7,366 psm |
| Mar 2026 | Blk 467B · 4 ROOM · 13 TO 15 · Model A · 94 years left | 93 sqm | S$692,000 | S$7,441 psm |
| Mar 2026 | Blk 467B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$730,000 | S$7,849 psm |
| Mar 2026 | Blk 467B · 4 ROOM · 16 TO 18 · Model A · 94 years left | 93 sqm | S$685,888 | S$7,375 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2026 | Blk 467B · 4 ROOM | S$3,730 | — |
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 93 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 | 88 years | S$781,477 | S$862,813 | S$934,443 | S$950,786 |
| 10 years | 83 years | S$733,745 | S$894,431 | S$1,049,105 | S$1,086,121 |
| 20 years | 73 years | S$647,228 | S$961,746 | S$1,323,138 | S$1,418,155 |
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.