Blk 385 Bt Batok West Ave 5
Completed 2004 · 28 storeys · 219 flats · 77 years 11 months remaining · 43 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
28 storeys · completed 2004
What the record shows
A 4-room here sold for $578,000 in Mar 2026. The same flat type in this block averaged $454,682 in 2020 - a gain of $123,318 - about $56 a day while the owner slept.
In this block, 4-room flats from floor 19 up have sold for a median of $575,000 - $37,500 more than floors 9 and below, same flat type, same block.
This block crosses 60 years remaining in 2044 - 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,250/mo | $3,100–$3,450 | $3,300/mo | - | 6 |
| 5-ROOM | $3,500/mo | $3,400–$3,700 | $3,600/mo | - | 3 |
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 · 18 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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 4 ROOM | 19 to 21 | 92 | $578,000 | $584 | 77y 11m |
| Feb 2026 | 5 ROOM | 16 to 18 | 115 | $690,000 | $557 | 77y 11m |
| Jan 2026 | 4 ROOM | 01 to 03 | 90 | $540,000 | $557 | 78y 01m |
| Jan 2026 | 4 ROOM | 22 to 24 | 86 | $630,000 | $681 | 78y 01m |
| Apr 2025 | 4 ROOM | 13 to 15 | 92 | $626,000 | $632 | 78y 10m |
| Apr 2025 | 4 ROOM | 07 to 09 | 90 | $560,000 | $578 | 78y 10m |
| Mar 2025 | 5 ROOM | 25 to 27 | 115 | $730,000 | $590 | 78y 11m |
| Aug 2024 | 4 ROOM | 07 to 09 | 92 | $535,000 | $540 | 79y 06m |
| Jul 2024 | 4 ROOM | 25 to 27 | 86 | $550,000 | $594 | 79y 07m |
| Jul 2024 | 4 ROOM | 10 to 12 | 90 | $545,000 | $563 | 79y 07m |
| Jun 2024 | 5 ROOM | 28 to 30 | 115 | $720,000 | $582 | 79y 08m |
| Jun 2024 | 4 ROOM | 25 to 27 | 90 | $575,000 | $594 | 79y 08m |
| Dec 2023 | 4 ROOM | 19 to 21 | 90 | $575,000 | $594 | 80y 02m |
| Nov 2023 | 4 ROOM | 16 to 18 | 86 | $500,000 | $540 | 80y 02m |
| Nov 2022 | 4 ROOM | 10 to 12 | 90 | $523,000 | $540 | 81y 03m |
| Nov 2022 | 4 ROOM | 10 to 12 | 90 | $527,000 | $544 | 81y 04m |
| Apr 2022 | 4 ROOM | 13 to 15 | 90 | $495,000 | $511 | 81y 10m |
| Jul 2021 | 4 ROOM | 04 to 06 | 86 | $460,000 | $497 | 82y 07m |
| Jun 2021 | 4 ROOM | 25 to 27 | 90 | $462,888 | $478 | 82y 08m |
| May 2021 | 5 ROOM | 13 to 15 | 115 | $572,888 | $463 | 82y 09m |
| Mar 2021 | 4 ROOM | 16 to 18 | 90 | $458,888 | $474 | 82y 11m |
| Feb 2021 | 4 ROOM | 07 to 09 | 86 | $428,000 | $462 | 83y |
| Jan 2021 | 5 ROOM | 10 to 12 | 115 | $565,000 | $456 | 83y 01m |
| Jan 2021 | 4 ROOM | 25 to 27 | 86 | $460,000 | $497 | 83y 01m |
| Dec 2020 | 4 ROOM | 22 to 24 | 90 | $418,000 | $431 | 83y 01m |
| Dec 2019 | 4 ROOM | 22 to 24 | 92 | $425,000 | $429 | 84y 01m |
| Nov 2019 | 4 ROOM | 25 to 27 | 90 | $440,000 | $454 | 84y 02m |
| Oct 2019 | 4 ROOM | 22 to 24 | 90 | $420,000 | $434 | 84y 03m |
| Sept 2019 | 5 ROOM | 07 to 09 | 115 | $523,000 | $423 | 84y 04m |
| Sept 2019 | 4 ROOM | 25 to 27 | 90 | $462,000 | $477 | 84y 04m |
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.
4-room median $34k above this block · 14 vs 8 sales
4-room median $13k above this block · 6 vs 8 sales
4-room median $40k above this block · 11 vs 8 sales
4-room median $55k below this block · 6 vs 8 sales
built 2004 · same generation
built 2004 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.