Blk 386 Bt Batok West Ave 5
Completed 2003 · 25 storeys · 192 flats · 77 years 06 months remaining · 44 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
25 storeys · completed 2003
What the record shows
In this block, 4-room flats from floor 17 up have sold for a median of $550,444 - $22,444 more than floors 8 and below, same flat type, same block.
This block crosses 60 years remaining in 2043 - 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 | $3,400/mo | $3,300–$3,500 | $3,300/mo | - | 2 |
| 5-ROOM | $3,725/mo | $3,500–$3,950 | $3,600/mo | - | 2 |
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 · 23 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 | 04 to 06 | 92 | $550,000 | $555 | 77y 06m |
| May 2026 | 5 ROOM | 22 to 24 | 118 | $776,888 | $612 | 77y 08m |
| Apr 2026 | 5 ROOM | 22 to 24 | 118 | $780,000 | $614 | 77y 09m |
| Jan 2026 | 5 ROOM | 16 to 18 | 118 | $768,000 | $605 | 77y 11m |
| Mar 2025 | 4 ROOM | 22 to 24 | 92 | $615,888 | $622 | 78y 10m |
| Jan 2025 | 5 ROOM | 10 to 12 | 118 | $720,000 | $567 | 79y 01m |
| Nov 2024 | 4 ROOM | 22 to 24 | 92 | $602,000 | $608 | 79y 03m |
| Oct 2024 | 4 ROOM | 07 to 09 | 92 | $568,000 | $574 | 79y 03m |
| Aug 2024 | 4 ROOM | 13 to 15 | 90 | $568,888 | $587 | 79y 05m |
| Jul 2024 | 4 ROOM | 10 to 12 | 92 | $556,000 | $561 | 79y 06m |
| Jun 2024 | 4 ROOM | 07 to 09 | 90 | $612,000 | $632 | 79y 07m |
| Jan 2024 | 4 ROOM | 07 to 09 | 90 | $538,000 | $555 | 80y |
| Jan 2024 | 4 ROOM | 07 to 09 | 92 | $518,000 | $523 | 80y |
| Nov 2023 | 4 ROOM | 10 to 12 | 90 | $526,888 | $544 | 80y 02m |
| Sept 2023 | 4 ROOM | 01 to 03 | 90 | $480,000 | $495 | 80y 04m |
| Aug 2023 | 4 ROOM | 25 to 27 | 92 | $555,888 | $561 | 80y 05m |
| Jun 2023 | 4 ROOM | 07 to 09 | 92 | $516,000 | $521 | 80y 07m |
| Apr 2023 | 4 ROOM | 19 to 21 | 90 | $545,000 | $563 | 80y 08m |
| Jan 2023 | 4 ROOM | 04 to 06 | 92 | $508,000 | $513 | 81y |
| Sept 2022 | 4 ROOM | 16 to 18 | 90 | $550,000 | $568 | 81y 04m |
| Aug 2022 | 4 ROOM | 19 to 21 | 92 | $545,000 | $550 | 81y 06m |
| Nov 2021 | 4 ROOM | 19 to 21 | 90 | $505,000 | $521 | 82y 01m |
| Oct 2021 | 5 ROOM | 07 to 09 | 118 | $610,000 | $480 | 82y 03m |
| Sept 2020 | 4 ROOM | 16 to 18 | 90 | $423,000 | $437 | 83y 03m |
| Aug 2020 | 5 ROOM | 19 to 21 | 118 | $568,000 | $447 | 83y 05m |
| Jul 2020 | 5 ROOM | 16 to 18 | 118 | $580,000 | $457 | 83y 05m |
| Feb 2020 | 4 ROOM | 22 to 24 | 90 | $420,000 | $434 | 83y 10m |
| Feb 2020 | 4 ROOM | 16 to 18 | 90 | $430,000 | $444 | 83y 10m |
| Jul 2019 | 4 ROOM | 16 to 18 | 92 | $423,000 | $427 | 84y 05m |
| Jun 2019 | 4 ROOM | 13 to 15 | 90 | $390,000 | $403 | 84y 06m |
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 $13k below this block · 8 vs 6 sales
5-room median $53k below this block · 6 vs 4 sales
5-room median $95k below this block · 6 vs 4 sales
4-room median $21k above this block · 14 vs 6 sales
5-room median $74k below this block · 5 vs 4 sales
5-room median $122k below this block · 3 vs 4 sales
Condos nearby
The private premium, measured: the nearest condo trades at 3.9×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.