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HDB · 653448

Blk 448C Bt Batok West Ave 9

Project page · 99-year lease from 2019

Indicative value range
S$646,501 – S$690,000
Indicative mid S$676,500 · S$7,274 psm

Based on 74 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
Oct 2026Blk 468A13 TO 1593 sqmS$646,000S$6,946 psm×1.000S$6,946 psm
Sept 2026Blk 467A04 TO 0693 sqmS$625,000S$6,720 psm×1.000S$6,720 psm
Sept 2026Blk 467A13 TO 1593 sqmS$688,000S$7,398 psm×1.000S$7,398 psm
Sept 2026Blk 467B01 TO 0393 sqmS$608,000S$6,538 psm×1.000S$6,538 psm
Sept 2026Blk 460D10 TO 1293 sqmS$685,000S$7,366 psm×1.000S$7,366 psm
Aug 2026Blk 468A04 TO 0693 sqmS$645,000S$6,935 psm×1.000S$6,935 psm
Aug 2026Blk 467A01 TO 0393 sqmS$610,000S$6,559 psm×1.000S$6,559 psm
Aug 2026Blk 467A01 TO 0393 sqmS$608,000S$6,538 psm×1.000S$6,538 psm
Aug 2026Blk 467B16 TO 1893 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Aug 2026Blk 460D16 TO 1893 sqmS$715,000S$7,688 psm×1.000S$7,688 psm
Jul 2026Blk 449A13 TO 1593 sqmS$698,888S$7,515 psm×1.000S$7,515 psm
Jul 2026Blk 468A13 TO 1593 sqmS$698,000S$7,505 psm×1.000S$7,505 psm
Jul 2026Blk 449A07 TO 0993 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Jul 2026Blk 467A07 TO 0993 sqmS$648,000S$6,968 psm×1.000S$6,968 psm
Jul 2026Blk 467A10 TO 1293 sqmS$668,000S$7,183 psm×1.000S$7,183 psm
Jul 2026Blk 467A07 TO 0993 sqmS$645,000S$6,935 psm×1.000S$6,935 psm
Jul 2026Blk 449A10 TO 1293 sqmS$660,000S$7,097 psm×1.000S$7,097 psm
Jul 2026Blk 467A01 TO 0393 sqmS$603,888S$6,493 psm×1.000S$6,493 psm
Jul 2026Blk 460D13 TO 1593 sqmS$716,500S$7,704 psm×1.000S$7,704 psm
Jun 2026Blk 449B10 TO 1293 sqmS$700,000S$7,527 psm×1.000S$7,527 psm
Jun 2026Blk 468A07 TO 0993 sqmS$650,000S$6,989 psm×1.000S$6,989 psm
Jun 2026Blk 467B04 TO 0693 sqmS$640,000S$6,882 psm×1.000S$6,882 psm
Jun 2026Blk 467B16 TO 1893 sqmS$695,000S$7,473 psm×1.000S$7,473 psm
Jun 2026Blk 460C13 TO 1593 sqmS$690,000S$7,419 psm×1.000S$7,419 psm
Jun 2026Blk 460A07 TO 0993 sqmS$677,000S$7,280 psm×1.000S$7,280 psm
Jun 2026Blk 460D07 TO 0993 sqmS$702,000S$7,548 psm×1.000S$7,548 psm
Jun 2026Blk 467B16 TO 1893 sqmS$672,000S$7,226 psm×1.000S$7,226 psm
May 2026Blk 449A01 TO 0393 sqmS$609,000S$6,548 psm×1.000S$6,548 psm
May 2026Blk 467A10 TO 1293 sqmS$660,000S$7,097 psm×1.000S$7,097 psm
May 2026Blk 467A04 TO 0693 sqmS$640,000S$6,882 psm×1.000S$6,882 psm
May 2026Blk 460C13 TO 1593 sqmS$678,000S$7,290 psm×1.000S$7,290 psm
May 2026Blk 467B07 TO 0993 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
May 2026Blk 460A13 TO 1593 sqmS$690,000S$7,419 psm×1.000S$7,419 psm
May 2026Blk 449A10 TO 1293 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
May 2026Blk 460C10 TO 1293 sqmS$675,000S$7,258 psm×1.000S$7,258 psm
Apr 2026Blk 468A10 TO 1293 sqmS$675,000S$7,258 psm×1.000S$7,258 psm
Apr 2026Blk 449B07 TO 0993 sqmS$680,000S$7,312 psm×1.000S$7,312 psm
Apr 2026Blk 467B01 TO 0393 sqmS$610,000S$6,559 psm×1.000S$6,559 psm
Apr 2026Blk 460A13 TO 1593 sqmS$705,000S$7,581 psm×1.000S$7,581 psm
Apr 2026Blk 467B13 TO 1593 sqmS$688,888S$7,407 psm×1.000S$7,407 psm
Apr 2026Blk 449B07 TO 0993 sqmS$660,888S$7,106 psm×1.000S$7,106 psm
Apr 2026Blk 467A04 TO 0693 sqmS$630,000S$6,774 psm×1.000S$6,774 psm
Apr 2026Blk 467B07 TO 0993 sqmS$665,000S$7,151 psm×1.000S$7,151 psm
Apr 2026Blk 460D04 TO 0693 sqmS$690,000S$7,419 psm×1.000S$7,419 psm
Apr 2026Blk 467B04 TO 0693 sqmS$640,000S$6,882 psm×1.000S$6,882 psm
Apr 2026Blk 467A01 TO 0393 sqmS$585,000S$6,290 psm×1.000S$6,290 psm
Apr 2026Blk 467A10 TO 1293 sqmS$672,000S$7,226 psm×1.000S$7,226 psm
Mar 2026Blk 467B16 TO 1893 sqmS$685,888S$7,375 psm×0.997S$7,353 psm
Mar 2026Blk 467A13 TO 1593 sqmS$665,000S$7,151 psm×0.997S$7,129 psm
Mar 2026Blk 467B16 TO 1893 sqmS$730,000S$7,849 psm×0.997S$7,826 psm
Mar 2026Blk 468A01 TO 0393 sqmS$600,000S$6,452 psm×0.997S$6,433 psm
Mar 2026Blk 449B04 TO 0693 sqmS$640,000S$6,882 psm×0.997S$6,861 psm
Mar 2026Blk 467B13 TO 1593 sqmS$692,000S$7,441 psm×0.997S$7,419 psm
Mar 2026Blk 467B13 TO 1593 sqmS$685,000S$7,366 psm×0.997S$7,344 psm
Mar 2026Blk 467A10 TO 1293 sqmS$705,000S$7,581 psm×0.997S$7,558 psm
Feb 2026Blk 448C04 TO 0693 sqmS$650,000S$6,989 psm×0.997S$6,969 psm
Feb 2026Blk 468A16 TO 1893 sqmS$698,000S$7,505 psm×0.997S$7,483 psm
Feb 2026Blk 449A10 TO 1293 sqmS$695,000S$7,473 psm×0.997S$7,451 psm
Feb 2026Blk 460B10 TO 1293 sqmS$710,000S$7,634 psm×0.997S$7,612 psm
Jan 2026Blk 468A16 TO 1893 sqmS$685,000S$7,366 psm×0.997S$7,344 psm
Jan 2026Blk 449A10 TO 1293 sqmS$685,000S$7,366 psm×0.997S$7,344 psm
Jan 2026Blk 449B16 TO 1893 sqmS$690,000S$7,419 psm×0.997S$7,397 psm
Jan 2026Blk 468A01 TO 0393 sqmS$630,000S$6,774 psm×0.997S$6,754 psm
Jan 2026Blk 468A13 TO 1593 sqmS$691,888S$7,440 psm×0.997S$7,418 psm
Jan 2026Blk 468A16 TO 1893 sqmS$700,000S$7,527 psm×0.997S$7,505 psm
Jan 2026Blk 460A07 TO 0993 sqmS$663,888S$7,139 psm×0.997S$7,118 psm
Jan 2026Blk 460B07 TO 0993 sqmS$678,000S$7,290 psm×0.997S$7,269 psm
Dec 2025Blk 460A10 TO 1293 sqmS$650,888S$6,999 psm×0.996S$6,971 psm
Dec 2025Blk 460D10 TO 1293 sqmS$698,000S$7,505 psm×0.996S$7,476 psm
Dec 2025Blk 460D10 TO 1293 sqmS$698,178S$7,507 psm×0.996S$7,478 psm
Nov 2025Blk 448C04 TO 0693 sqmS$600,000S$6,452 psm×0.996S$6,426 psm
Nov 2025Blk 449B13 TO 1593 sqmS$716,000S$7,699 psm×0.996S$7,669 psm
Nov 2025Blk 460A10 TO 1293 sqmS$670,000S$7,204 psm×0.996S$7,176 psm
Nov 2025Blk 449B07 TO 0993 sqmS$673,888S$7,246 psm×0.996S$7,218 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.

6.16% gross yield

S$41,700 of rent a year against the estimate above · 0.83 points above flats like it

Homes like this rent for about S$3,475 a month, the middle of 6 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

ApprovedBlockFlatRent a month
Apr 2026449A4 ROOMS$3,450
Apr 2026449A4 ROOMS$3,400
Mar 2026467B4 ROOMS$3,730
Jan 2026460A4 ROOMS$3,500
Nov 2025460A4 ROOMS$3,400
Oct 2025460B4 ROOMS$4,000

median of 6 HDB rental approvals for 4 ROOM on Bt Batok West Ave 9 since 2025-10.

Buying or selling at S$676,500?

Buying: Stamp duty on S$676,500 · Cash and CPF needed on S$676,500 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$676,500.

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

Primary schools near 448c 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Blk 448C · 3 ROOM · 07 TO 09 · Model A · 92 years left
68 sqmS$497,000S$7,309 psm
Apr 2026
Blk 448C · 3 ROOM · 16 TO 18 · Model A · 92 years left
68 sqmS$515,000S$7,574 psm
Feb 2026
Blk 448C · 4 ROOM · 04 TO 06 · Model A · 92 years left
93 sqmS$650,000S$6,989 psm
Feb 2026
Blk 448C · 2 ROOM · 10 TO 12 · Model A · 92 years left
47 sqmS$358,888S$7,636 psm
Feb 2026
Blk 448C · 2 ROOM · 16 TO 18 · Model A · 92 years left
47 sqmS$400,000S$8,511 psm
Jan 2026
Blk 448C · 3 ROOM · 13 TO 15 · Model A · 92 years left
68 sqmS$540,000S$7,941 psm
Nov 2025
Blk 448C · 4 ROOM · 04 TO 06 · Model A · 92 years left
93 sqmS$600,000S$6,452 psm
Sept 2025
Blk 448C · 4 ROOM · 16 TO 18 · Model A · 93 years left
93 sqmS$715,000S$7,688 psm
Jul 2025
Blk 448C · 3 ROOM · 13 TO 15 · Model A · 93 years left
68 sqmS$515,888S$7,587 psm
Jul 2025
Blk 448C · 2 ROOM · 10 TO 12 · Model A · 93 years left
47 sqmS$355,000S$7,553 psm
Apr 2025
Blk 448C · 4 ROOM · 04 TO 06 · Model A · 93 years left
93 sqmS$630,000S$6,774 psm
Apr 2025
Blk 448C · 2 ROOM · 16 TO 18 · Model A · 93 years left
47 sqmS$425,000S$9,043 psm
Jan 2025
Blk 448C · 4 ROOM · 04 TO 06 · Model A · 93 years left
93 sqmS$640,000S$6,882 psm
Dec 2024
Blk 448C · 4 ROOM · 16 TO 18 · Model A · 93 years left
93 sqmS$645,888S$6,945 psm
Nov 2024
Blk 448C · 4 ROOM · 01 TO 03 · Model A · 93 years left
93 sqmS$600,000S$6,452 psm
Aug 2024
Blk 448C · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$638,000S$6,860 psm
Aug 2024
Blk 448C · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$622,000S$6,688 psm
Jul 2024
Blk 448C · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$618,000S$6,645 psm
Jul 2024
Blk 448C · 4 ROOM · 01 TO 03 · Model A · 94 years left
93 sqmS$605,000S$6,505 psm
Jul 2024
Blk 448C · 4 ROOM · 04 TO 06 · Model A · 94 years left
93 sqmS$598,888S$6,440 psm
Jul 2024
Blk 448C · 4 ROOM · 04 TO 06 · Model A · 94 years left
93 sqmS$573,000S$6,161 psm
Jun 2024
Blk 448C · 3 ROOM · 04 TO 06 · Model A · 94 years left
excluded: outlier
68 sqmS$430,000S$6,324 psm
May 2024
Blk 448C · 2 ROOM · 07 TO 09 · Model A · 94 years left
47 sqmS$340,000S$7,234 psm
Feb 2024
Blk 448C · 4 ROOM · 10 TO 12 · Model A · 94 years left
93 sqmS$637,000S$6,849 psm
Jan 2024
Blk 448C · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$635,000S$6,828 psm
Jan 2024
Blk 448C · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$630,000S$6,774 psm
Jan 2024
Blk 448C · 4 ROOM · 13 TO 15 · Model A · 94 years left
93 sqmS$620,000S$6,667 psm
Dec 2023
Blk 448C · 2 ROOM · 16 TO 18 · Model A · 94 years left
47 sqmS$365,000S$7,766 psm
Nov 2023
Blk 448C · 4 ROOM · 07 TO 09 · Model A · 94 years left
93 sqmS$618,000S$6,645 psm
Nov 2023
Blk 448C · 3 ROOM · 10 TO 12 · Model A · 94 years left
68 sqmS$448,888S$6,601 psm
Oct 2023
Blk 448C · 4 ROOM · 01 TO 03 · Model A · 95 years left
93 sqmS$565,000S$6,075 psm
Oct 2023
Blk 448C · 3 ROOM · 07 TO 09 · Model A · 94 years left
68 sqmS$455,000S$6,691 psm
Oct 2023
Blk 448C · 3 ROOM · 13 TO 15 · Model A · 94 years left
excluded: outlier
68 sqmS$430,000S$6,324 psm
Aug 2023
Blk 448C · 4 ROOM · 16 TO 18 · Model A · 95 years left
93 sqmS$640,000S$6,882 psm
Aug 2023
Blk 448C · 3 ROOM · 13 TO 15 · Model A · 95 years left
68 sqmS$465,000S$6,838 psm
Jul 2023
Blk 448C · 3 ROOM · 13 TO 15 · Model A · 95 years left
68 sqmS$470,000S$6,912 psm
Jul 2023
Blk 448C · 3 ROOM · 07 TO 09 · Model A · 95 years left
68 sqmS$460,000S$6,765 psm
Jun 2023
Blk 448C · 2 ROOM · 10 TO 12 · Model A · 95 years left
47 sqmS$365,000S$7,766 psm
May 2023
Blk 448C · 4 ROOM · 04 TO 06 · Model A · 95 years left
93 sqmS$608,000S$6,538 psm
May 2023
Blk 448C · 3 ROOM · 16 TO 18 · Model A · 95 years left
68 sqmS$460,000S$6,765 psm
Apr 2023
Blk 448C · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$625,000S$6,720 psm
Apr 2023
Blk 448C · 4 ROOM · 10 TO 12 · Model A · 95 years left
93 sqmS$620,000S$6,667 psm
Apr 2023
Blk 448C · 4 ROOM · 07 TO 09 · Model A · 95 years left
93 sqmS$620,000S$6,667 psm
Apr 2023
Blk 448C · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$470,000S$6,912 psm
Apr 2023
Blk 448C · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$460,000S$6,765 psm
Apr 2023
Blk 448C · 2 ROOM · 04 TO 06 · Model A · 95 years left
47 sqmS$338,000S$7,191 psm
Mar 2023
Blk 448C · 4 ROOM · 01 TO 03 · Model A · 95 years left
93 sqmS$585,000S$6,290 psm
Mar 2023
Blk 448C · 3 ROOM · 10 TO 12 · Model A · 95 years left
68 sqmS$405,000S$5,956 psm
Feb 2023
Blk 448C · 3 ROOM · 01 TO 03 · Model A · 95 years left
68 sqmS$447,000S$6,574 psm
Nov 2022
Blk 448C · 4 ROOM · 16 TO 18 · Model A · 96 years left
93 sqmS$650,000S$6,989 psm

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years86 yearsS$643,149S$710,088S$769,039S$782,489
10 years81 yearsS$603,866S$736,109S$863,405S$893,869
20 years71 yearsS$532,663S$791,509S$1,088,932S$1,167,130

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.