Blk 460C Bt Batok West Ave 9
Completed 2019 · 18 storeys · 169 flats · 92 years 11 months remaining · 35 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
18 storeys · completed 2019
What the record shows
In this block, 4-room flats from floor 12 up have sold for a median of $684,000 — $74,000 more than floors 6 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 9 has already fetched $870,000 — 87% 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 | $2,500/mo | $2,300–$2,700 | $2,450/mo | — | 5 |
| 4-ROOM | $3,700/mo | $3,700–$3,700 | $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 · 35 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 | 48 | $380,000 | $735 | 92y 11m |
| Jul 2026 | 2 ROOM | 04 to 06 | 48 | $365,000 | $706 | 92y 11m |
| Jun 2026 | 4 ROOM | 13 to 15 | 93 | $690,000 | $689 | 93y |
| May 2026 | 4 ROOM | 10 to 12 | 93 | $675,000 | $674 | 93y |
| May 2026 | 4 ROOM | 13 to 15 | 93 | $678,000 | $677 | 93y 01m |
| Mar 2026 | 2 ROOM | 07 to 09 | 48 | $398,000 | $770 | 93y 03m |
| Feb 2026 | 2 ROOM | 13 to 15 | 48 | $372,000 | $720 | 93y 03m |
| Feb 2026 | 4 ROOM | 01 to 03 | 93 | $585,000 | $584 | 93y 04m |
| Jan 2026 | 2 ROOM | 04 to 06 | 48 | $382,000 | $739 | 93y 05m |
| Jan 2026 | 2 ROOM | 01 to 03 | 48 | $375,000 | $726 | 93y 05m |
| Dec 2025 | 2 ROOM | 10 to 12 | 48 | $392,000 | $759 | 93y 06m |
| Sept 2025 | 4 ROOM | 04 to 06 | 93 | $645,000 | $644 | 93y 09m |
| Aug 2025 | 4 ROOM | 10 to 12 | 93 | $685,000 | $684 | 93y 10m |
| Jun 2025 | 2 ROOM | 04 to 06 | 48 | $365,000 | $706 | 94y |
| May 2025 | 4 ROOM | 16 to 18 | 93 | $715,000 | $714 | 94y 01m |
| Apr 2025 | 4 ROOM | 04 to 06 | 93 | $680,000 | $679 | 94y 02m |
| Dec 2024 | 2 ROOM | 01 to 03 | 48 | $350,000 | $677 | 94y 07m |
| Nov 2024 | 4 ROOM | 13 to 15 | 93 | $690,888 | $690 | 94y 07m |
| Nov 2024 | 2 ROOM | 07 to 09 | 48 | $368,000 | $712 | 94y 07m |
| Oct 2024 | 4 ROOM | 10 to 12 | 93 | $652,800 | $652 | 94y 08m |
| Oct 2024 | 4 ROOM | 07 to 09 | 93 | $650,000 | $649 | 94y 08m |
| Sept 2024 | 4 ROOM | 10 to 12 | 93 | $646,000 | $645 | 94y 09m |
| Sept 2024 | 2 ROOM | 16 to 18 | 48 | $383,000 | $741 | 94y 09m |
| Sept 2024 | 4 ROOM | 01 to 03 | 93 | $592,000 | $591 | 94y 09m |
| Sept 2024 | 4 ROOM | 10 to 12 | 93 | $668,000 | $667 | 94y 09m |
| Sept 2024 | 2 ROOM | 07 to 09 | 48 | $363,000 | $703 | 94y 09m |
| Aug 2024 | 2 ROOM | 01 to 03 | 48 | $330,000 | $639 | 94y 10m |
| Aug 2024 | 2 ROOM | 07 to 09 | 48 | $355,000 | $687 | 94y 10m |
| Aug 2024 | 4 ROOM | 13 to 15 | 93 | $645,000 | $644 | 94y 10m |
| Jul 2024 | 2 ROOM | 07 to 09 | 48 | $345,000 | $668 | 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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