Blk 384 Bt Batok West Ave 5
Completed 2004 · 28 storeys · 219 flats · 77 years 07 months remaining · 58 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
28 storeys · completed 2004
What the record shows
In this block, 4-room flats from floor 19 up have sold for a median of $581,500 — $32,500 more than floors 9 and below, same flat type, same block.
This block crosses 60 years remaining in 2044 — the line where CPF usage rules begin tightening for buyers. In Bukit Batok over the last two years, flats below that line sold at a median 20% below their younger neighbours' PSF (874 sales).
Across Bukit Batok, roughly 1,890 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 — new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months — official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Bukit Batok median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $3,250/mo | $2,300–$3,500 | $3,300/mo | — | 12 |
| 5-ROOM | $3,525/mo | $3,400–$3,650 | $3,600/mo | — | 2 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Batok · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 31 sales — do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | 04 to 06 | 118 | $638,000 | $502 | 77y 07m |
| Jul 2026 | 4 ROOM | 25 to 27 | 90 | $600,888 | $620 | 77y 07m |
| May 2026 | 5 ROOM | 19 to 21 | 118 | $738,000 | $581 | 77y 08m |
| Mar 2026 | 4 ROOM | 07 to 09 | 92 | $555,000 | $560 | 77y 11m |
| Feb 2026 | 5 ROOM | 22 to 24 | 118 | $750,000 | $590 | 78y |
| Jan 2026 | 4 ROOM | 19 to 21 | 92 | $608,888 | $615 | 78y 01m |
| Jan 2026 | 4 ROOM | 16 to 18 | 90 | $598,800 | $618 | 78y 01m |
| Sept 2025 | 4 ROOM | 10 to 12 | 90 | $601,888 | $621 | 78y 05m |
| Aug 2025 | 4 ROOM | 04 to 06 | 92 | $550,000 | $555 | 78y 05m |
| Aug 2025 | 4 ROOM | 07 to 09 | 90 | $580,000 | $599 | 78y 05m |
| Aug 2025 | 4 ROOM | 07 to 09 | 90 | $570,000 | $588 | 78y 06m |
| May 2025 | 4 ROOM | 22 to 24 | 92 | $610,000 | $616 | 78y 09m |
| Feb 2025 | 4 ROOM | 28 to 30 | 90 | $622,000 | $642 | 79y 01m |
| Jan 2025 | 4 ROOM | 04 to 06 | 92 | $537,000 | $542 | 79y 01m |
| Jan 2025 | 4 ROOM | 25 to 27 | 90 | $598,000 | $617 | 79y 02m |
| Jul 2024 | 4 ROOM | 25 to 27 | 90 | $578,000 | $597 | 79y 07m |
| Jul 2024 | 4 ROOM | 07 to 09 | 90 | $548,000 | $566 | 79y 06m |
| Jan 2024 | 4 ROOM | 16 to 18 | 90 | $530,000 | $547 | 80y 01m |
| Jan 2024 | 4 ROOM | 25 to 27 | 90 | $530,000 | $547 | 80y |
| Jun 2023 | 4 ROOM | 04 to 06 | 92 | $495,000 | $500 | 80y 07m |
| Apr 2023 | 4 ROOM | 13 to 15 | 90 | $545,000 | $563 | 80y 09m |
| Mar 2023 | 4 ROOM | 19 to 21 | 92 | $548,888 | $554 | 80y 10m |
| Feb 2023 | 5 ROOM | 16 to 18 | 118 | $660,000 | $520 | 81y 01m |
| Dec 2022 | 4 ROOM | 04 to 06 | 92 | $475,000 | $480 | 81y 02m |
| Aug 2022 | 4 ROOM | 10 to 12 | 90 | $527,000 | $544 | 81y 05m |
| Aug 2022 | 4 ROOM | 16 to 18 | 90 | $550,000 | $568 | 81y 06m |
| Jul 2022 | 4 ROOM | 25 to 27 | 92 | $585,000 | $591 | 81y 07m |
| Feb 2022 | 4 ROOM | 19 to 21 | 92 | $520,000 | $525 | 82y |
| Feb 2022 | 4 ROOM | 25 to 27 | 92 | $550,000 | $555 | 82y |
| Oct 2021 | 4 ROOM | 25 to 27 | 90 | $510,000 | $526 | 82y 04m |
Who lives in Bukit Batok
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address — distances computed from official OneMap and LTA records.
Condos nearby
The private premium, measured: the nearest condo trades at 2.0×this block’s PSF.
See Blk 384 Bt Batok West Ave 5 in 3D
Fly into the neighbourhood — every condo around your block, colour-coded by price, yield and gains. Ask the AI anything about the area.
See it in 3D — free