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HDB · 653438

Blk 438C Bt Batok West Ave 8

Project page · 99-year lease from 2020

Indicative value range
S$367,660 – S$399,115
Indicative mid S$386,372 · S$8,221 psm

Based on 16 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 438B04 TO 0647 sqmS$365,000S$7,766 psm×1.000S$7,766 psm
Aug 2026Blk 441A04 TO 0647 sqmS$380,000S$8,085 psm×1.000S$8,085 psm
Aug 2026Blk 438C01 TO 0347 sqmS$340,000S$7,234 psm×1.000S$7,234 psm
Jul 2026Blk 438B13 TO 1547 sqmS$400,000S$8,511 psm×1.000S$8,511 psm
Jul 2026Blk 464B16 TO 1847 sqmS$405,000S$8,617 psm×1.000S$8,617 psm
Jun 2026Blk 464B10 TO 1247 sqmS$400,000S$8,511 psm×1.000S$8,511 psm
Jun 2026Blk 464B10 TO 1247 sqmS$385,888S$8,210 psm×1.000S$8,210 psm
Jun 2026Blk 439A01 TO 0347 sqmS$348,000S$7,404 psm×1.000S$7,404 psm
Mar 2026Blk 438A10 TO 1247 sqmS$400,000S$8,511 psm×0.997S$8,486 psm
Feb 2026Blk 445B01 TO 0347 sqmS$360,000S$7,660 psm×0.997S$7,637 psm
Jan 2026Blk 464B04 TO 0647 sqmS$390,000S$8,298 psm×0.997S$8,273 psm
Jan 2026Blk 440A10 TO 1247 sqmS$388,000S$8,255 psm×0.997S$8,231 psm
Dec 2025Blk 464B01 TO 0347 sqmS$370,000S$7,872 psm×0.996S$7,841 psm
Nov 2025Blk 445B04 TO 0647 sqmS$375,000S$7,979 psm×0.996S$7,947 psm
Nov 2025Blk 438C10 TO 1247 sqmS$402,888S$8,572 psm×0.996S$8,538 psm
Nov 2025Blk 464B13 TO 1547 sqmS$400,000S$8,511 psm×0.996S$8,477 psm

How accurate is this estimate for Bt Batok West Ave 8?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 291 sales in Bt Batok West Ave 8 since.

Median error
2.1%

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.

7.45% gross yield

S$28,800 of rent a year against the estimate above · 0.15 points above flats like it

Homes like this rent for about S$2,400 a month, the middle of 50 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

ApprovedBlockFlatRent a month
Sept 2026438C2 ROOMS$2,650
Sept 2026441A2 ROOMS$2,600
Sept 2026464B2 ROOMS$1,500
Aug 2026438A2 ROOMS$2,500
Aug 2026438C2 ROOMS$2,300
Aug 2026441A2 ROOMS$2,200
Jul 2026438B2 ROOMS$2,600
Jul 2026438B2 ROOMS$2,500

median of 50 HDB rental approvals for 2 ROOM on Bt Batok West Ave 8 since 2025-10.

Buying or selling at S$386,372?

Buying: Stamp duty on S$386,372 · Cash and CPF needed on S$386,372 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$386,372.

Each opens with this figure filled in; change anything there.

Primary schools near 438c Bt Batok West Ave 8

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Oct 2026
Blk 438C · 3 ROOM · 07 TO 09 · Model A · 92 years left
68 sqmS$478,888S$7,042 psm
Aug 2026
Blk 438C · 2 ROOM · 01 TO 03 · Model A · 93 years left
47 sqmS$340,000S$7,234 psm
Jun 2026
Blk 438C · 3 ROOM · 10 TO 12 · Model A · 93 years left
68 sqmS$500,000S$7,353 psm
May 2026
Blk 438C · 2 ROOM · 07 TO 09 · Model A · 93 years left
38 sqmS$340,000S$8,947 psm
Apr 2026
Blk 438C · 4 ROOM · 13 TO 15 · Model A · 93 years left
93 sqmS$695,000S$7,473 psm
Mar 2026
Blk 438C · 4 ROOM · 13 TO 15 · Model A · 93 years left
93 sqmS$690,000S$7,419 psm
Mar 2026
Blk 438C · 2 ROOM · 13 TO 15 · Model A · 93 years left
excluded: outlier
47 sqmS$435,000S$9,255 psm
Dec 2025
Blk 438C · 3 ROOM · 01 TO 03 · Model A · 93 years left
68 sqmS$475,000S$6,985 psm
Nov 2025
Blk 438C · 4 ROOM · 01 TO 03 · Model A · 93 years left
excluded: outlier
93 sqmS$590,000S$6,344 psm
Nov 2025
Blk 438C · 2 ROOM · 10 TO 12 · Model A · 93 years left
47 sqmS$402,888S$8,572 psm
Jul 2025
Blk 438C · 3 ROOM · 10 TO 12 · Model A · 94 years left
68 sqmS$505,000S$7,426 psm
Jun 2025
Blk 438C · 2 ROOM · 07 TO 09 · Model A · 94 years left
47 sqmS$355,000S$7,553 psm
May 2025
Blk 438C · 2 ROOM · 07 TO 09 · Model A · 94 years left
47 sqmS$380,000S$8,085 psm
Apr 2025
Blk 438C · 2 ROOM · 04 TO 06 · Model A · 94 years left
47 sqmS$385,000S$8,191 psm
Apr 2025
Blk 438C · 2 ROOM · 01 TO 03 · Model A · 94 years left
38 sqmS$330,000S$8,684 psm
Mar 2025
Blk 438C · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$682,888S$7,343 psm
Mar 2025
Blk 438C · 2 ROOM · 10 TO 12 · Model A · 94 years left
47 sqmS$395,000S$8,404 psm
Feb 2025
Blk 438C · 4 ROOM · 04 TO 06 · Model A · 94 years left
93 sqmS$610,000S$6,559 psm
Jan 2025
Blk 438C · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$690,168S$7,421 psm
Jan 2025
Blk 438C · 2 ROOM · 13 TO 15 · Model A · 94 years left
38 sqmS$365,000S$9,605 psm
Nov 2024
Blk 438C · 3 ROOM · 07 TO 09 · Model A · 94 years left
68 sqmS$510,000S$7,500 psm
Oct 2024
Blk 438C · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$625,000S$6,720 psm
Oct 2024
Blk 438C · 2 ROOM · 10 TO 12 · Model A · 94 years left
47 sqmS$372,000S$7,915 psm
Oct 2024
Blk 438C · 2 ROOM · 04 TO 06 · Model A · 94 years left
47 sqmS$343,888S$7,317 psm
Jul 2024
Blk 438C · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$615,000S$6,613 psm
Jul 2024
Blk 438C · 4 ROOM · 01 TO 03 · Model A · 95 years left
excluded: outlier
93 sqmS$565,000S$6,075 psm
Jul 2024
Blk 438C · 2 ROOM · 01 TO 03 · Model A · 95 years left
38 sqmS$320,000S$8,421 psm
Jun 2024
Blk 438C · 3 ROOM · 04 TO 06 · Model A · 95 years left
68 sqmS$460,000S$6,765 psm
May 2024
Blk 438C · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$460,000S$6,765 psm
May 2024
Blk 438C · 2 ROOM · 04 TO 06 · Model A · 95 years left
47 sqmS$325,000S$6,915 psm
Apr 2024
Blk 438C · 4 ROOM · 10 TO 12 · Model A · 95 years left
93 sqmS$620,000S$6,667 psm
Apr 2024
Blk 438C · 4 ROOM · 01 TO 03 · Model A · 95 years left
93 sqmS$585,000S$6,290 psm
Apr 2024
Blk 438C · 2 ROOM · 01 TO 03 · Model A · 95 years left
38 sqmS$310,000S$8,158 psm
Mar 2024
Blk 438C · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$625,000S$6,720 psm
Mar 2024
Blk 438C · 2 ROOM · 01 TO 03 · Model A · 95 years left
47 sqmS$335,000S$7,128 psm
Feb 2024
Blk 438C · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$623,000S$6,699 psm
Feb 2024
Blk 438C · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$465,000S$6,838 psm

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years87 yearsS$367,324S$405,556S$439,225S$446,906
10 years82 yearsS$344,888S$420,417S$493,120S$510,519
20 years72 yearsS$304,222S$452,058S$621,926S$666,588

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.