Blk 388 Bt Batok West Ave 5
Completed 2004 · 25 storeys · 108 flats · 77 years 07 months remaining · 30 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
25 storeys · completed 2004
What the record shows
A 5-room here sold for $668,888 in Jul 2026. The same flat type in this block averaged $573,228 in 2020 — a gain of $95,660 — about $44 a day while the owner slept.
In this block, 5-room flats from floor 17 up have sold for a median of $680,000 — $0 more than floors 8 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 |
|---|---|---|---|---|---|
| 5-ROOM | $2,500/mo | $1,500–$3,500 | $3,600/mo | — | 4 |
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 · 12 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 | 13 to 15 | 110 | $668,888 | $565 | 77y 07m |
| Oct 2025 | 5 ROOM | 07 to 09 | 118 | $688,888 | $542 | 78y 03m |
| Mar 2025 | 5 ROOM | 01 to 03 | 118 | $680,000 | $535 | 78y 11m |
| Oct 2024 | 5 ROOM | 04 to 06 | 118 | $680,000 | $535 | 79y 04m |
| Sept 2024 | 5 ROOM | 04 to 06 | 118 | $660,000 | $520 | 79y 05m |
| Aug 2024 | 5 ROOM | 13 to 15 | 118 | $675,000 | $531 | 79y 06m |
| Aug 2023 | 5 ROOM | 16 to 18 | 118 | $668,000 | $526 | 80y 05m |
| May 2023 | 5 ROOM | 22 to 24 | 118 | $680,000 | $535 | 80y 09m |
| Feb 2023 | 5 ROOM | 22 to 24 | 110 | $680,000 | $574 | 80y 11m |
| Jan 2022 | 5 ROOM | 16 to 18 | 110 | $609,250 | $515 | 82y 01m |
| Sept 2021 | 5 ROOM | 16 to 18 | 110 | $578,000 | $488 | 82y 05m |
| Aug 2021 | 5 ROOM | 16 to 18 | 118 | $588,888 | $464 | 82y 05m |
| Dec 2020 | 5 ROOM | 07 to 09 | 118 | $530,000 | $417 | 83y 02m |
| Nov 2020 | 5 ROOM | 13 to 15 | 118 | $560,000 | $441 | 83y 03m |
| May 2020 | 5 ROOM | 16 to 18 | 118 | $530,000 | $417 | 83y 08m |
| Jan 2020 | 5 ROOM | 10 to 12 | 110 | $517,000 | $437 | 84y |
| Sept 2019 | 5 ROOM | 22 to 24 | 110 | $532,000 | $449 | 84y 04m |
| Apr 2019 | 5 ROOM | 16 to 18 | 118 | $571,000 | $450 | 84y 09m |
| Apr 2019 | 5 ROOM | 07 to 09 | 110 | $530,000 | $448 | 84y 09m |
| Apr 2019 | 5 ROOM | 04 to 06 | 118 | $500,000 | $394 | 84y 09m |
| Jan 2019 | 5 ROOM | 10 to 12 | 110 | $558,000 | $471 | 85y 01m |
| Sept 2018 | 5 ROOM | 22 to 24 | 118 | $530,000 | $417 | 85y 04m |
| Jul 2018 | 5 ROOM | 01 to 03 | 118 | $456,000 | $359 | 85y 06m |
| Apr 2018 | 5 ROOM | 22 to 24 | 118 | $565,000 | $445 | 85y 09m |
| Mar 2018 | 5 ROOM | 19 to 21 | 110 | $565,000 | $477 | 85y 10m |
| Jan 2018 | 5 ROOM | 10 to 12 | 118 | $560,000 | $441 | 86y |
| Dec 2017 | 5 ROOM | 16 to 18 | 118 | $562,000 | $442 | 86y 01m |
| Jul 2017 | 5 ROOM | 07 to 09 | 118 | $550,000 | $433 | 86y 06m |
| Apr 2017 | 5 ROOM | 13 to 15 | 118 | $535,000 | $421 | 86y 09m |
| Apr 2017 | 5 ROOM | 04 to 06 | 118 | $498,000 | $392 | 86y 09m |
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 4.3×this block’s PSF.
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