Blk 442C Bt Batok West Ave 8
Project page · 99-year lease from 2019
Based on 4 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 442C | 04 TO 06 | 112 sqm | S$770,000 | S$6,875 psm | ×1.000 | S$6,875 psm |
| Jul 2026 | Blk 442C | 10 TO 12 | 112 sqm | S$820,000 | S$7,321 psm | ×1.000 | S$7,321 psm |
| Nov 2025 | Blk 442C | 07 TO 09 | 112 sqm | S$828,000 | S$7,393 psm | ×0.996 | S$7,364 psm |
| Nov 2025 | Blk 442C | 04 TO 06 | 112 sqm | S$788,000 | S$7,036 psm | ×0.996 | S$7,008 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.
5.46% gross yield
S$43,800 of rent a year against the estimate above · 0.31 points below flats like it
Homes like this rent for about S$3,650 a month, the middle of 21 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.
Recent rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 171 | 5 ROOM | S$4,000 |
| Aug 2026 | 461C | 5 ROOM | S$3,300 |
| Jul 2026 | 443C | 5 ROOM | S$3,950 |
| Jun 2026 | 440C | 5 ROOM | S$4,150 |
| Jun 2026 | 440D | 5 ROOM | S$3,900 |
| Jun 2026 | 461D | 5 ROOM | S$3,800 |
| Jun 2026 | 170 | 5 ROOM | S$3,500 |
| May 2026 | 464A | 5 ROOM | S$4,000 |
median of 21 HDB rental approvals for 5 ROOM on Bt Batok West Ave 8 since 2025-10.
Buying or selling at S$802,452?
Buying: Stamp duty on S$802,452 · Cash and CPF needed on S$802,452 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$802,452.
Each opens with this figure filled in; change anything there.
Primary schools near 442c 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
- Pioneer Primary School · 539 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 865 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Jurong Primary School · 993 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Dazhong Primary School · 1,101 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,425 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Yuhua Primary School · 1,549 m · no 2025 Phase 2C ballot
- Lianhua Primary School · 1,748 m · no 2025 Phase 2C ballot
- Shuqun Primary School · 1,943 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Bukit View Primary School · 1,948 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 442C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$770,000 | S$6,875 psm |
| Aug 2026 | Blk 442C · 4 ROOM · 10 TO 12 · Model A · 92 years left | 92 sqm | S$670,000 | S$7,283 psm |
| Jul 2026 | Blk 442C · 5 ROOM · 10 TO 12 · Improved · 92 years left | 112 sqm | S$820,000 | S$7,321 psm |
| May 2026 | Blk 442C · 4 ROOM · 04 TO 06 · Model A · 92 years left | 92 sqm | S$656,888 | S$7,140 psm |
| Dec 2025 | Blk 442C · 4 ROOM · 01 TO 03 · Model A · 92 years left | 92 sqm | S$656,000 | S$7,130 psm |
| Nov 2025 | Blk 442C · 5 ROOM · 04 TO 06 · Improved · 92 years left | 112 sqm | S$788,000 | S$7,036 psm |
| Nov 2025 | Blk 442C · 5 ROOM · 07 TO 09 · Improved · 92 years left | 112 sqm | S$828,000 | S$7,393 psm |
| Jun 2025 | Blk 442C · 5 ROOM · 13 TO 15 · Improved · 93 years left | 112 sqm | S$830,000 | S$7,411 psm |
| Sept 2024 | Blk 442C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$830,000 | S$7,411 psm |
| Aug 2024 | Blk 442C · 4 ROOM · 04 TO 06 · Model A · 94 years left | 92 sqm | S$620,000 | S$6,739 psm |
| Jul 2024 | Blk 442C · 5 ROOM · 01 TO 03 · Improved · 94 years left | 112 sqm | S$680,000 | S$6,071 psm |
| Jun 2024 | Blk 442C · 5 ROOM · 07 TO 09 · Improved · 94 years left | 112 sqm | S$740,000 | S$6,607 psm |
| Jun 2024 | Blk 442C · 5 ROOM · 04 TO 06 · Improved · 94 years left | 112 sqm | S$710,000 | S$6,339 psm |
| Oct 2023 | Blk 442C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$600,000 | S$6,522 psm |
| Aug 2023 | Blk 442C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 112 sqm | S$758,000 | S$6,768 psm |
| Aug 2023 | Blk 442C · 4 ROOM · 10 TO 12 · Model A · 95 years left | 92 sqm | S$610,000 | S$6,630 psm |
| Aug 2023 | Blk 442C · 4 ROOM · 04 TO 06 · Model A · 95 years left | 92 sqm | S$580,000 | S$6,304 psm |
| May 2023 | Blk 442C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$605,000 | S$6,576 psm |
| Mar 2023 | Blk 442C · 5 ROOM · 10 TO 12 · Improved · 95 years left | 112 sqm | S$778,000 | S$6,946 psm |
| Mar 2023 | Blk 442C · 5 ROOM · 13 TO 15 · Improved · 95 years left | 112 sqm | S$745,000 | S$6,652 psm |
| Mar 2023 | Blk 442C · 4 ROOM · 07 TO 09 · Model A · 95 years left | 92 sqm | S$645,888 | S$7,021 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2026 | Blk 442C · 4 ROOM | S$3,500 | — |
| Apr 2025 | Blk 442C · 4 ROOM | S$3,150 | — |
| Feb 2024 | Blk 442C · 4 ROOM | S$3,500 | — |
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$762,892 | S$842,294 | S$912,221 | S$928,175 |
| 10 years | 81 years | S$716,295 | S$873,160 | S$1,024,156 | S$1,060,292 |
| 20 years | 71 years | S$631,835 | S$938,874 | S$1,291,672 | S$1,384,429 |
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.