Blk 420 Bt Batok West Ave 2
Completed 1985 · 12 storeys · 114 flats · 61 years 01 month remaining · 29 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
12 storeys · completed 1985
What the record shows
In this block, 3-room flats from floor 8 up have sold for a median of $322,944 — $52,056 less than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2027 — 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,700/mo | $2,500–$2,700 | $2,700/mo | — | 3 |
| 4-ROOM | $3,300/mo | $3,300–$3,300 | $3,300/mo | — | 1 |
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 · 14 sales — do higher floors really fetch more here?
Every recent sale HDB official record, latest 29
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | 01 to 03 | 94 | $490,000 | $484 | 61y 01m |
| Mar 2026 | 3 ROOM | 01 to 03 | 68 | $385,000 | $526 | 61y 03m |
| Dec 2025 | 4 ROOM | 07 to 09 | 94 | $510,000 | $504 | 61y 06m |
| Sept 2025 | 3 ROOM | 01 to 03 | 68 | $375,000 | $512 | 61y 08m |
| Mar 2025 | 3 ROOM | 04 to 06 | 68 | $410,000 | $560 | 62y 03m |
| Jan 2025 | 3 ROOM | 07 to 09 | 68 | $373,000 | $510 | 62y 05m |
| Nov 2024 | 4 ROOM | 10 to 12 | 94 | $528,000 | $522 | 62y 08m |
| Aug 2024 | 4 ROOM | 10 to 12 | 94 | $480,000 | $474 | 62y 10m |
| May 2023 | 3 ROOM | 07 to 09 | 68 | $355,000 | $485 | 64y |
| May 2022 | 3 ROOM | 10 to 12 | 68 | $345,000 | $471 | 65y 01m |
| Apr 2022 | 3 ROOM | 04 to 06 | 68 | $334,000 | $456 | 65y 02m |
| Sept 2021 | 3 ROOM | 07 to 09 | 68 | $325,000 | $444 | 65y 09m |
| Aug 2021 | 3 ROOM | 04 to 06 | 68 | $317,000 | $433 | 65y 10m |
| Jul 2021 | 3 ROOM | 10 to 12 | 68 | $300,888 | $411 | 65y 11m |
| Dec 2020 | 4 ROOM | 01 to 03 | 94 | $335,000 | $331 | 66y 07m |
| Feb 2020 | 4 ROOM | 07 to 09 | 94 | $327,000 | $323 | 67y 03m |
| Jan 2020 | 4 ROOM | 07 to 09 | 94 | $325,000 | $321 | 67y 04m |
| Jan 2020 | 4 ROOM | 01 to 03 | 94 | $310,000 | $306 | 67y 05m |
| Dec 2019 | 3 ROOM | 04 to 06 | 68 | $247,000 | $337 | 67y 06m |
| Jun 2019 | 3 ROOM | 10 to 12 | 68 | $242,000 | $331 | 67y 11m |
| Jun 2019 | 3 ROOM | 01 to 03 | 68 | $228,000 | $311 | 67y 11m |
| Apr 2019 | 4 ROOM | 04 to 06 | 94 | $325,000 | $321 | 68y 01m |
| Oct 2018 | 3 ROOM | 10 to 12 | 68 | $235,000 | $321 | 68y 07m |
| Aug 2018 | 4 ROOM | 10 to 12 | 94 | $340,000 | $336 | 68y 09m |
| Feb 2018 | 3 ROOM | 10 to 12 | 68 | $260,000 | $355 | 69y 04m |
| Aug 2017 | 3 ROOM | 07 to 09 | 68 | $260,000 | $355 | 69y 09m |
| Jul 2017 | 3 ROOM | 10 to 12 | 68 | $260,000 | $355 | 69y 10m |
| Jul 2017 | 3 ROOM | 10 to 12 | 68 | $275,000 | $376 | 69y 10m |
| Mar 2017 | 3 ROOM | 07 to 09 | 68 | $253,000 | $346 | 70y 02m |
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 3.1×this block’s PSF.
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