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HDB · 654450

Blk 450D Bt Batok West Ave 6

Project page · 99-year lease from 2019

Indicative value range
S$517,957 – S$540,000
Indicative mid S$525,000 · S$7,836 psm

Based on 17 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 450D10 TO 1267 sqmS$540,000S$8,060 psm×1.000S$8,060 psm
Aug 2026Blk 451A07 TO 0967 sqmS$525,000S$7,836 psm×1.000S$7,836 psm
Aug 2026Blk 194B10 TO 1268 sqmS$555,000S$8,162 psm×1.000S$8,162 psm
Aug 2026Blk 194B07 TO 0968 sqmS$550,000S$8,088 psm×1.000S$8,088 psm
Jul 2026Blk 450A13 TO 1567 sqmS$528,000S$7,881 psm×1.000S$7,881 psm
May 2026Blk 451A22 TO 2467 sqmS$535,000S$7,985 psm×1.000S$7,985 psm
Apr 2026Blk 450A16 TO 1867 sqmS$540,000S$8,060 psm×1.000S$8,060 psm
Apr 2026Blk 450A04 TO 0667 sqmS$480,000S$7,164 psm×1.000S$7,164 psm
Apr 2026Blk 451A16 TO 1867 sqmS$525,000S$7,836 psm×1.000S$7,836 psm
Mar 2026Blk 451A19 TO 2167 sqmS$532,000S$7,940 psm×0.997S$7,917 psm
Feb 2026Blk 451A10 TO 1267 sqmS$525,000S$7,836 psm×0.997S$7,813 psm
Feb 2026Blk 451A04 TO 0667 sqmS$480,000S$7,164 psm×0.997S$7,143 psm
Dec 2025Blk 450D13 TO 1567 sqmS$515,000S$7,687 psm×0.996S$7,656 psm
Nov 2025Blk 451A04 TO 0667 sqmS$500,000S$7,463 psm×0.996S$7,433 psm
Nov 2025Blk 451A19 TO 2167 sqmS$525,000S$7,836 psm×0.996S$7,805 psm
Nov 2025Blk 450A07 TO 0967 sqmS$520,000S$7,761 psm×0.996S$7,731 psm
Nov 2025Blk 194B10 TO 1268 sqmS$560,000S$8,235 psm×0.996S$8,203 psm

How accurate is this estimate for Bt Batok West Ave 6?

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 6 since.

Median error
2.9%

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.

6.40% gross yield

S$33,600 of rent a year against the estimate above · 0.46 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 69 approvals in the last year.

Across Singapore, flats of this type with 90 to 99 years of lease left yield 5.94%, from 24 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 2026451A3 ROOMS$3,100
Sept 20261463 ROOMS$3,000
Sept 20261483 ROOMS$3,000
Sept 20261093 ROOMS$2,950
Sept 20261483 ROOMS$2,800
Sept 20261363 ROOMS$2,800
Sept 20261483 ROOMS$2,650
Aug 20261273 ROOMS$2,900

median of 69 HDB rental approvals for 3 ROOM on Bt Batok West Ave 6 since 2025-10.

Buying or selling at S$525,000?

Buying: Stamp duty on S$525,000 · Cash and CPF needed on S$525,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$525,000.

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

Primary schools near 450d Bt Batok West Ave 6

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 450D · 3 ROOM · 10 TO 12 · Model A · 92 years left
67 sqmS$540,000S$8,060 psm
May 2026
Blk 450D · 2 ROOM · 10 TO 12 · Model A · 92 years left
47 sqmS$403,500S$8,585 psm
Mar 2026
Blk 450D · 2 ROOM · 01 TO 03 · Model A · 92 years left
excluded: outlier
38 sqmS$340,000S$8,947 psm
Feb 2026
Blk 450D · 2 ROOM · 10 TO 12 · Model A · 92 years left
47 sqmS$385,000S$8,191 psm
Jan 2026
Blk 450D · 2 ROOM · 01 TO 03 · Model A · 92 years left
47 sqmS$375,000S$7,979 psm
Dec 2025
Blk 450D · 3 ROOM · 13 TO 15 · Model A · 92 years left
67 sqmS$515,000S$7,687 psm
Sept 2025
Blk 450D · 2 ROOM · 16 TO 18 · Model A · 93 years left
47 sqmS$410,000S$8,723 psm
Jun 2025
Blk 450D · 3 ROOM · 19 TO 21 · Model A · 93 years left
67 sqmS$510,500S$7,619 psm
May 2025
Blk 450D · 3 ROOM · 04 TO 06 · Model A · 93 years left
67 sqmS$510,000S$7,612 psm
May 2025
Blk 450D · 2 ROOM · 10 TO 12 · Model A · 93 years left
38 sqmS$365,000S$9,605 psm
Jan 2025
Blk 450D · 3 ROOM · 04 TO 06 · Model A · 93 years left
67 sqmS$485,000S$7,239 psm
Jan 2025
Blk 450D · 2 ROOM · 01 TO 03 · Model A · 93 years left
47 sqmS$360,000S$7,660 psm
Aug 2024
Blk 450D · 3 ROOM · 13 TO 15 · Model A · 94 years left
67 sqmS$508,000S$7,582 psm
Aug 2024
Blk 450D · 3 ROOM · 19 TO 21 · Model A · 94 years left
67 sqmS$505,505S$7,545 psm
Aug 2024
Blk 450D · 3 ROOM · 10 TO 12 · Model A · 94 years left
67 sqmS$483,000S$7,209 psm
Aug 2024
Blk 450D · 3 ROOM · 07 TO 09 · Model A · 94 years left
67 sqmS$480,000S$7,164 psm
Jul 2024
Blk 450D · 2 ROOM · 01 TO 03 · Model A · 94 years left
47 sqmS$340,000S$7,234 psm
Jul 2024
Blk 450D · 2 ROOM · 10 TO 12 · Model A · 94 years left
47 sqmS$339,500S$7,223 psm
Jun 2024
Blk 450D · 2 ROOM · 16 TO 18 · Model A · 94 years left
38 sqmS$348,000S$9,158 psm
May 2024
Blk 450D · 3 ROOM · 16 TO 18 · Model A · 94 years left
67 sqmS$500,500S$7,470 psm
May 2024
Blk 450D · 3 ROOM · 01 TO 03 · Model A · 94 years left
67 sqmS$450,000S$6,716 psm
Jan 2024
Blk 450D · 3 ROOM · 01 TO 03 · Model A · 94 years left
67 sqmS$440,000S$6,567 psm
Nov 2023
Blk 450D · 3 ROOM · 19 TO 21 · Model A · 94 years left
67 sqmS$498,888S$7,446 psm
Nov 2023
Blk 450D · 3 ROOM · 22 TO 24 · Model A · 95 years left
67 sqmS$485,000S$7,239 psm
Oct 2023
Blk 450D · 2 ROOM · 19 TO 21 · Model A · 95 years left
47 sqmS$349,000S$7,426 psm
Oct 2023
Blk 450D · 2 ROOM · 04 TO 06 · Model A · 95 years left
47 sqmS$340,000S$7,234 psm
Sept 2023
Blk 450D · 3 ROOM · 13 TO 15 · Model A · 95 years left
67 sqmS$501,000S$7,478 psm
Aug 2023
Blk 450D · 3 ROOM · 10 TO 12 · Model A · 95 years left
67 sqmS$473,000S$7,060 psm
Jul 2023
Blk 450D · 2 ROOM · 04 TO 06 · Model A · 95 years left
47 sqmS$325,000S$6,915 psm
Jul 2023
Blk 450D · 2 ROOM · 01 TO 03 · Model A · 95 years left
38 sqmS$318,000S$8,368 psm
Jun 2023
Blk 450D · 3 ROOM · 01 TO 03 · Model A · 95 years left
67 sqmS$438,000S$6,537 psm
May 2023
Blk 450D · 3 ROOM · 16 TO 18 · Model A · 95 years left
67 sqmS$494,000S$7,373 psm
May 2023
Blk 450D · 2 ROOM · 10 TO 12 · Model A · 95 years left
47 sqmS$370,000S$7,872 psm
May 2023
Blk 450D · 2 ROOM · 22 TO 24 · Model A · 95 years left
47 sqmS$354,000S$7,532 psm
Apr 2023
Blk 450D · 3 ROOM · 19 TO 21 · Model A · 95 years left
67 sqmS$505,000S$7,537 psm
Apr 2023
Blk 450D · 3 ROOM · 07 TO 09 · Model A · 95 years left
67 sqmS$475,000S$7,090 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$499,118S$551,067S$596,816S$607,253
10 years81 yearsS$468,632S$571,260S$670,048S$693,690
20 years71 yearsS$413,375S$614,253S$845,069S$905,755

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.