Blk 169 Bt Batok West Ave 8
Completed 1984 · 12 storeys · 110 flats · 57 years 04 months remaining · 26 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
12 storeys · completed 1984
What the record shows
In this block, 3-room flats from floor 8 up have sold for a median of $433,000 - $95,000 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2023 - the line where CPF usage rules tighten for buyers. In Bukit Batok over the last two years, flats below that line sold at a median 20% below their younger neighbours' PSF (887 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,900/mo | $2,500–$3,100 | $2,700/mo | - | 4 |
| 4-ROOM | $3,400/mo | $3,400–$3,400 | $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 · 15 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 26
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | 04 to 06 | 104 | $515,000 | $460 | 57y 04m |
| Feb 2026 | 4 ROOM | 04 to 06 | 110 | $550,000 | $465 | 57y 09m |
| Feb 2026 | 3 ROOM | 04 to 06 | 73 | $410,000 | $522 | 57y 09m |
| May 2025 | 3 ROOM | 10 to 12 | 73 | $448,000 | $570 | 58y 06m |
| Feb 2025 | 3 ROOM | 07 to 09 | 73 | $432,000 | $550 | 58y 09m |
| Nov 2024 | 3 ROOM | 10 to 12 | 73 | $418,000 | $532 | 59y |
| Sept 2024 | 4 ROOM | 10 to 12 | 103 | $565,888 | $510 | 59y 02m |
| May 2024 | 4 ROOM | 07 to 09 | 103 | $508,000 | $458 | 59y 06m |
| May 2024 | 4 ROOM | 01 to 03 | 103 | $515,000 | $465 | 59y 06m |
| Dec 2023 | 3 ROOM | 07 to 09 | 73 | $373,800 | $476 | 59y 11m |
| Aug 2023 | 4 ROOM | 07 to 09 | 103 | $520,000 | $469 | 60y 03m |
| Aug 2023 | 3 ROOM | 04 to 06 | 73 | $366,000 | $466 | 60y 02m |
| Apr 2023 | 4 ROOM | 01 to 03 | 103 | $478,000 | $431 | 60y 07m |
| Jul 2021 | 3 ROOM | 01 to 03 | 73 | $308,000 | $392 | 62y 03m |
| Jul 2021 | 3 ROOM | 04 to 06 | 73 | $310,000 | $395 | 62y 04m |
| Mar 2021 | 3 ROOM | 01 to 03 | 73 | $279,000 | $355 | 62y 08m |
| Jun 2019 | 3 ROOM | 07 to 09 | 73 | $265,000 | $337 | 64y 04m |
| Apr 2019 | 4 ROOM | 10 to 12 | 103 | $358,888 | $324 | 64y 06m |
| Mar 2019 | 4 ROOM | 10 to 12 | 104 | $350,000 | $313 | 64y 07m |
| Nov 2018 | 4 ROOM | 04 to 06 | 103 | $320,000 | $289 | 64y 11m |
| Jun 2018 | 3 ROOM | 04 to 06 | 73 | $262,000 | $333 | 65y 05m |
| Apr 2018 | 4 ROOM | 10 to 12 | 110 | $420,000 | $355 | 65y 07m |
| Mar 2018 | 3 ROOM | 04 to 06 | 73 | $225,000 | $286 | 65y 07m |
| Nov 2017 | 3 ROOM | 01 to 03 | 73 | $255,000 | $325 | 65y 11m |
| Jan 2017 | 3 ROOM | 10 to 12 | 73 | $305,000 | $388 | 66y 09m |
| Jan 2017 | 3 ROOM | 04 to 06 | 73 | $285,000 | $363 | 66y 10m |
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.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
built 1984 · same generation
built 1984 · same generation
3-room median $5k below this block · 3 vs 4 sales
3-room median $5k above this block · 5 vs 4 sales
built 1985 · same generation
built 1984 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 3.5×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.