Blk 389 Bt Batok West Ave 5
Completed 2004 · 25 storeys · 108 flats · 77 years 09 months remaining · 19 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
25 storeys · completed 2004
What the record shows
A 5-room here sold for $575,000 in Jun 2026. The same flat type in this block averaged $564,600 in 2020 - a gain of $10,400 - about $5 a day while the owner slept.
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 |
|---|---|---|---|---|---|
| 5-ROOM | $3,500/mo | $3,380–$3,600 | $3,600/mo | - | 5 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Batok · gaps = years with no sales here
Every recent sale HDB official record, latest 19
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | 01 to 03 | 118 | $575,000 | $453 | 77y 09m |
| Sept 2025 | 5 ROOM | 10 to 12 | 110 | $650,000 | $549 | 78y 05m |
| Jul 2024 | 5 ROOM | 01 to 03 | 118 | $657,200 | $517 | 79y 08m |
| Jun 2024 | 5 ROOM | 13 to 15 | 110 | $660,000 | $557 | 79y 08m |
| Oct 2023 | 5 ROOM | 22 to 24 | 118 | $690,000 | $543 | 80y 04m |
| Jan 2023 | 5 ROOM | 16 to 18 | 118 | $677,000 | $533 | 81y 02m |
| Sept 2021 | 5 ROOM | 16 to 18 | 110 | $570,000 | $481 | 82y 06m |
| Jul 2021 | 5 ROOM | 10 to 12 | 110 | $570,000 | $481 | 82y 07m |
| May 2021 | 5 ROOM | 04 to 06 | 118 | $565,000 | $445 | 82y 10m |
| Apr 2021 | 5 ROOM | 22 to 24 | 110 | $588,000 | $497 | 82y 11m |
| Jul 2020 | 5 ROOM | 07 to 09 | 118 | $530,000 | $417 | 83y 07m |
| Mar 2020 | 5 ROOM | 16 to 18 | 110 | $525,000 | $443 | 83y 11m |
| May 2019 | 5 ROOM | 01 to 03 | 118 | $495,000 | $390 | 84y 10m |
| Jan 2019 | 5 ROOM | 19 to 21 | 118 | $570,000 | $449 | 85y 02m |
| Dec 2018 | 5 ROOM | 01 to 03 | 118 | $482,000 | $379 | 85y 02m |
| May 2018 | 5 ROOM | 07 to 09 | 110 | $525,000 | $443 | 85y 09m |
| Apr 2018 | 5 ROOM | 10 to 12 | 118 | $556,000 | $438 | 85y 10m |
| Dec 2017 | 5 ROOM | 10 to 12 | 118 | $550,000 | $433 | 86y 02m |
| Nov 2017 | 5 ROOM | 13 to 15 | 118 | $538,000 | $424 | 86y 03m |
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 $48k above this block · 5 vs 3 sales
5-room median $28k above this block · 6 vs 3 sales
5-room median $69k above this block · 6 vs 3 sales
built 2003 · same generation
built 2003 · same generation
built 2003 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 4.5×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.