Blk 438B Bt Batok West Ave 8
Completed 2018 · 15 storeys · 182 flats · 92 years 08 months remaining · 36 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
15 storeys · completed 2018
What the record shows
In this block, 2-room flats from floor 10 up have sold for a median of $364,000 — $31,000 more than floors 5 and below, same flat type, same block.
This block crosses 60 years remaining in 2059 — 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).
A 5-room on Bt Batok West Ave 8 has already fetched $888,000 — 89% of the way to a million-dollar flat.
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 |
|---|---|---|---|---|---|
| 2-ROOM | $2,400/mo | $2,300–$2,650 | $2,450/mo | — | 9 |
| 4-ROOM | $3,500/mo | $3,500–$3,500 | $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 · 36 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 | 2 ROOM | 10 to 12 | 38 | $370,000 | $905 | 92y 08m |
| May 2026 | 4 ROOM | 10 to 12 | 93 | $675,000 | $674 | 92y 10m |
| Apr 2026 | 4 ROOM | 13 to 15 | 93 | $678,888 | $678 | 92y 11m |
| Feb 2026 | 4 ROOM | 13 to 15 | 93 | $673,000 | $672 | 93y 01m |
| Jan 2026 | 3 ROOM | 07 to 09 | 68 | $508,000 | $694 | 93y 02m |
| Aug 2025 | 2 ROOM | 10 to 12 | 47 | $395,000 | $781 | 93y 06m |
| Aug 2025 | 4 ROOM | 04 to 06 | 93 | $645,000 | $644 | 93y 06m |
| May 2025 | 3 ROOM | 01 to 03 | 68 | $470,000 | $642 | 93y 10m |
| Apr 2025 | 3 ROOM | 13 to 15 | 68 | $525,000 | $717 | 93y 11m |
| Apr 2025 | 4 ROOM | 01 to 03 | 93 | $630,000 | $629 | 93y 11m |
| Jan 2025 | 2 ROOM | 10 to 12 | 47 | $378,000 | $747 | 94y 03m |
| Dec 2024 | 2 ROOM | 04 to 06 | 38 | $352,000 | $861 | 94y 04m |
| Dec 2024 | 3 ROOM | 01 to 03 | 68 | $468,000 | $639 | 94y 03m |
| Nov 2024 | 2 ROOM | 04 to 06 | 47 | $358,000 | $708 | 94y 04m |
| Oct 2024 | 3 ROOM | 10 to 12 | 68 | $475,000 | $649 | 94y 05m |
| Sept 2024 | 3 ROOM | 04 to 06 | 68 | $467,000 | $638 | 94y 06m |
| Aug 2024 | 3 ROOM | 13 to 15 | 68 | $515,000 | $704 | 94y 07m |
| Aug 2024 | 2 ROOM | 04 to 06 | 38 | $330,000 | $807 | 94y 07m |
| Aug 2024 | 4 ROOM | 04 to 06 | 93 | $598,000 | $597 | 94y 07m |
| Jul 2024 | 2 ROOM | 07 to 09 | 47 | $361,000 | $714 | 94y 08m |
| Jul 2024 | 4 ROOM | 13 to 15 | 93 | $655,000 | $654 | 94y 08m |
| Jul 2024 | 4 ROOM | 07 to 09 | 93 | $620,000 | $619 | 94y 07m |
| Jul 2024 | 2 ROOM | 10 to 12 | 47 | $375,000 | $741 | 94y 08m |
| May 2024 | 2 ROOM | 10 to 12 | 38 | $330,000 | $807 | 94y 10m |
| May 2024 | 4 ROOM | 07 to 09 | 93 | $680,888 | $680 | 94y 10m |
| May 2024 | 2 ROOM | 01 to 03 | 47 | $333,000 | $658 | 94y 10m |
| May 2024 | 2 ROOM | 01 to 03 | 38 | $315,000 | $770 | 94y 10m |
| Apr 2024 | 2 ROOM | 07 to 09 | 47 | $350,000 | $692 | 94y 11m |
| Apr 2024 | 4 ROOM | 01 to 03 | 93 | $588,888 | $588 | 94y 10m |
| Apr 2024 | 2 ROOM | 01 to 03 | 47 | $345,000 | $682 | 94y 11m |
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 2.4×this block’s PSF.
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