Blk 194B Bt Batok West Ave 6
Completed 2016 · 36 storeys · 276 flats · 90 years 01 month remaining · 104 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
36 storeys · completed 2016
What the record shows
A 4-room here sold for $798,000 in Jul 2026. The same flat type in this block averaged $627,271 in 2021 - a gain of $170,729 - about $94 a day while the owner slept.
In this block, 4-room flats from floor 24 up have sold for a median of $715,000 - $94,500 more than floors 12 and below, same flat type, same block.
This block crosses 60 years remaining in 2056 - 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 (887 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 | $3,200/mo | $3,200–$3,200 | $2,700/mo | - | 2 |
| 4-ROOM | $2,993/mo | $2,285–$3,700 | $3,300/mo | - | 2 |
| 5-ROOM | $4,000/mo | $4,000–$4,000 | $3,600/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 · 102 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 | 4 ROOM | 19 to 21 | 92 | $798,000 | $806 | 90y 01m |
| Jun 2026 | 4 ROOM | 13 to 15 | 92 | $788,000 | $796 | 90y 02m |
| May 2026 | 4 ROOM | 10 to 12 | 92 | $739,000 | $746 | 90y 02m |
| May 2026 | 4 ROOM | 22 to 24 | 92 | $738,000 | $745 | 90y 03m |
| Apr 2026 | 4 ROOM | 25 to 27 | 92 | $773,000 | $781 | 90y 04m |
| Mar 2026 | 5 ROOM | 10 to 12 | 112 | $908,000 | $753 | 90y 05m |
| Nov 2025 | 3 ROOM | 10 to 12 | 68 | $560,000 | $765 | 90y 08m |
| Aug 2025 | 3 ROOM | 04 to 06 | 68 | $540,000 | $738 | 90y 11m |
| Aug 2025 | 4 ROOM | 01 to 03 | 92 | $650,000 | $656 | 91y |
| Aug 2025 | 3 ROOM | 25 to 27 | 68 | $585,000 | $799 | 90y 11m |
| Jul 2025 | 5 ROOM | 10 to 12 | 115 | $928,000 | $750 | 91y |
| Jul 2025 | 4 ROOM | 22 to 24 | 92 | $798,000 | $806 | 91y |
| Jun 2025 | 3 ROOM | 19 to 21 | 68 | $579,000 | $791 | 91y 02m |
| Mar 2025 | 4 ROOM | 16 to 18 | 92 | $780,000 | $788 | 91y 04m |
| Mar 2025 | 4 ROOM | 28 to 30 | 92 | $780,000 | $788 | 91y 05m |
| Mar 2025 | 3 ROOM | 16 to 18 | 68 | $570,000 | $779 | 91y 04m |
| Feb 2025 | 3 ROOM | 01 to 03 | 68 | $540,000 | $738 | 91y 06m |
| Jan 2025 | 4 ROOM | 31 to 33 | 95 | $825,000 | $807 | 91y 08m |
| Jan 2025 | 3 ROOM | 04 to 06 | 68 | $522,000 | $713 | 91y 08m |
| Dec 2024 | 4 ROOM | 34 to 36 | 95 | $848,000 | $829 | 91y 08m |
| Oct 2024 | 4 ROOM | 28 to 30 | 95 | $818,000 | $800 | 91y 10m |
| Aug 2024 | 5 ROOM | 19 to 21 | 112 | $948,000 | $786 | 92y |
| Aug 2024 | 5 ROOM | 25 to 27 | 115 | $965,000 | $780 | 92y |
| Aug 2024 | 3 ROOM | 22 to 24 | 68 | $550,000 | $751 | 92y |
| May 2024 | 4 ROOM | 04 to 06 | 92 | $620,000 | $626 | 92y 03m |
| May 2024 | 4 ROOM | 01 to 03 | 92 | $590,000 | $596 | 92y 03m |
| Apr 2024 | 4 ROOM | 04 to 06 | 92 | $660,000 | $666 | 92y 04m |
| Apr 2024 | 4 ROOM | 07 to 09 | 92 | $668,000 | $675 | 92y 04m |
| Feb 2024 | 4 ROOM | 25 to 27 | 92 | $728,000 | $735 | 92y 06m |
| Nov 2023 | 5 ROOM | 34 to 36 | 112 | $935,000 | $776 | 92y 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.
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.
5-room median $178k below this block · 3 vs 4 sales
4-room median $84k below this block · 7 vs 12 sales
built 1995 · 20 fewer lease years than this block
built 1995 · 20 fewer lease years than this block
4-room median $294k below this block · 4 vs 12 sales
4-room median $175k below this block · 4 vs 12 sales
Condos nearby
The private premium, measured: the nearest condo trades at 1.8×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.