Blk 435C Bt Batok West Ave 5
Project page · 99-year lease from 2020
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 |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 435C | 04 TO 06 | 93 sqm | S$610,000 | S$6,559 psm | ×1.000 | S$6,559 psm |
| Jul 2026 | Blk 435C | 10 TO 12 | 93 sqm | S$668,000 | S$7,183 psm | ×1.000 | S$7,183 psm |
| Jun 2026 | Blk 435C | 07 TO 09 | 93 sqm | S$652,888 | S$7,020 psm | ×1.000 | S$7,020 psm |
| Feb 2026 | Blk 435C | 13 TO 15 | 93 sqm | S$690,000 | S$7,419 psm | ×0.997 | S$7,397 psm |
| Dec 2025 | Blk 435C | 07 TO 09 | 93 sqm | S$637,888 | S$6,859 psm | ×0.996 | S$6,832 psm |
How accurate is this estimate for Bt Batok West Ave 5?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 80 sales in Bt Batok West Ave 5 since.
- Median error
- 2.7%
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.
5.88% gross yield
S$38,400 of rent a year against the estimate above · 0.55 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 66 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 | 383 | 4 ROOM | S$3,600 |
| Sept 2026 | 395 | 4 ROOM | S$3,400 |
| Sept 2026 | 393 | 4 ROOM | S$3,300 |
| Sept 2026 | 436A | 4 ROOM | S$3,300 |
| Sept 2026 | 395 | 4 ROOM | S$3,250 |
| Sept 2026 | 391 | 4 ROOM | S$3,200 |
| Sept 2026 | 386 | 4 ROOM | S$2,500 |
| Aug 2026 | 392 | 4 ROOM | S$3,500 |
median of 66 HDB rental approvals for 4 ROOM on Bt Batok West Ave 5 since 2025-10.
Buying or selling at S$652,888?
Buying: Stamp duty on S$652,888 · Cash and CPF needed on S$652,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$652,888.
Each opens with this figure filled in; change anything there.
Primary schools near 435c Bt Batok West Ave 5
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
- Pioneer Primary School · 776 m · no 2025 Phase 2C ballot
- Dazhong Primary School · 890 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 957 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
1 to 2 km
- St. Anthony's Primary School · 1,188 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Jurong Primary School · 1,213 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,591 m · no 2025 Phase 2C ballot
- Yuhua Primary School · 1,656 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 1,881 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 435C · 4 ROOM · 04 TO 06 · Model A · 93 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jul 2026 | Blk 435C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Jul 2026 | Blk 435C · 4 ROOM · 10 TO 12 · Model A · 93 years left | 93 sqm | S$668,000 | S$7,183 psm |
| Jun 2026 | Blk 435C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$652,888 | S$7,020 psm |
| Apr 2026 | Blk 435C · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$725,000 | S$6,416 psm |
| Feb 2026 | Blk 435C · 4 ROOM · 13 TO 15 · Model A · 93 years left | 93 sqm | S$690,000 | S$7,419 psm |
| Jan 2026 | Blk 435C · 5 ROOM · 01 TO 03 · Improved · 93 years left | 113 sqm | S$735,000 | S$6,504 psm |
| Dec 2025 | Blk 435C · 4 ROOM · 07 TO 09 · Model A · 93 years left | 93 sqm | S$637,888 | S$6,859 psm |
| Nov 2025 | Blk 435C · 5 ROOM · 04 TO 06 · Improved · 93 years left | 113 sqm | S$775,000 | S$6,858 psm |
| Oct 2025 | Blk 435C · 5 ROOM · 10 TO 12 · Improved · 93 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Oct 2025 | Blk 435C · 5 ROOM · 07 TO 09 · Improved · 93 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Sept 2025 | Blk 435C · 4 ROOM · 01 TO 03 · Model A · 93 years left | 93 sqm | S$610,000 | S$6,559 psm |
| Jul 2025 | Blk 435C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| May 2025 | Blk 435C · 4 ROOM · 10 TO 12 · Model A · 94 years left | 93 sqm | S$670,000 | S$7,204 psm |
| Apr 2025 | Blk 435C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$816,888 | S$7,229 psm |
| Feb 2025 | Blk 435C · 5 ROOM · 04 TO 06 · Improved · 94 years left excluded: outlier | 113 sqm | S$715,000 | S$6,327 psm |
| Feb 2025 | Blk 435C · 5 ROOM · 04 TO 06 · Improved · 94 years left | 113 sqm | S$790,500 | S$6,996 psm |
| Feb 2025 | Blk 435C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Nov 2024 | Blk 435C · 5 ROOM · 10 TO 12 · Improved · 94 years left | 113 sqm | S$820,000 | S$7,257 psm |
| Nov 2024 | Blk 435C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 113 sqm | S$783,888 | S$6,937 psm |
| Sept 2024 | Blk 435C · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$835,000 | S$7,389 psm |
| Aug 2024 | Blk 435C · 5 ROOM · 01 TO 03 · Improved · 95 years left excluded: outlier | 113 sqm | S$655,000 | S$5,796 psm |
| Aug 2024 | Blk 435C · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$575,000 | S$6,183 psm |
| Jul 2024 | Blk 435C · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$780,000 | S$6,903 psm |
| Jul 2024 | Blk 435C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$660,888 | S$7,106 psm |
| Jul 2024 | Blk 435C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$620,000 | S$6,667 psm |
| Jun 2024 | Blk 435C · 5 ROOM · 10 TO 12 · Improved · 95 years left excluded: outlier | 113 sqm | S$668,000 | S$5,912 psm |
| Jun 2024 | Blk 435C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$630,000 | S$6,774 psm |
| Jun 2024 | Blk 435C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$590,000 | S$6,344 psm |
| May 2024 | Blk 435C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 93 sqm | S$588,000 | S$6,323 psm |
| Apr 2024 | Blk 435C · 5 ROOM · 13 TO 15 · Improved · 95 years left | 113 sqm | S$810,000 | S$7,168 psm |
| Apr 2024 | Blk 435C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$750,000 | S$6,637 psm |
| Apr 2024 | Blk 435C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$584,000 | S$6,280 psm |
| Apr 2024 | Blk 435C · 4 ROOM · 01 TO 03 · Model A · 95 years left excluded: outlier | 93 sqm | S$550,000 | S$5,914 psm |
| Mar 2024 | Blk 435C · 5 ROOM · 07 TO 09 · Improved · 95 years left | 113 sqm | S$655,000 | S$5,796 psm |
| Mar 2024 | Blk 435C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$610,888 | S$6,569 psm |
| Feb 2024 | Blk 435C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$608,888 | S$6,547 psm |
| Feb 2024 | Blk 435C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 93 sqm | S$585,000 | S$6,290 psm |
| Jan 2024 | Blk 435C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 113 sqm | S$740,000 | S$6,549 psm |
| Dec 2023 | Blk 435C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$615,000 | S$6,613 psm |
| Nov 2023 | Blk 435C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 93 sqm | S$625,000 | S$6,720 psm |
| Oct 2023 | Blk 435C · 5 ROOM · 04 TO 06 · Improved · 95 years left | 113 sqm | S$745,000 | S$6,593 psm |
| Oct 2023 | Blk 435C · 4 ROOM · 13 TO 15 · Model A · 95 years left | 93 sqm | S$640,000 | S$6,882 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2025 | Blk 435C · 4 ROOM | S$3,700 | — |
| Apr 2025 | Blk 435C · 4 ROOM | S$3,600 | — |
| Apr 2025 | Blk 435C · 4 ROOM | S$3,500 | — |
| Feb 2024 | Blk 435C · 4 ROOM | S$3,700 | — |
| May 2023 | Blk 435C · 4 ROOM | S$3,900 | — |
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$620,701 | S$685,304 | S$742,198 | S$755,178 |
| 10 years | 82 years | S$582,789 | S$710,417 | S$833,270 | S$862,671 |
| 20 years | 72 years | S$514,072 | S$763,883 | S$1,050,925 | S$1,126,394 |
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.