Blk 390 Bt Batok West Ave 5
Completed 2004 · 25 storeys · 120 flats · 77 years 06 months remaining · 27 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 $698,000 in Jun 2026. The same flat type in this block averaged $561,500 in 2021 - a gain of $136,500 - about $75 a day while the owner slept.
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 |
|---|---|---|---|---|---|
| 5-ROOM | $3,450/mo | $2,800–$3,800 | $3,600/mo | - | 6 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Batok · gaps = years with no sales here
Every recent sale HDB official record, latest 27
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | 13 to 15 | 118 | $698,000 | $550 | 77y 06m |
| Dec 2025 | 5 ROOM | 22 to 24 | 118 | $715,000 | $563 | 78y |
| Jun 2025 | 5 ROOM | 13 to 15 | 118 | $700,000 | $551 | 78y 05m |
| Dec 2024 | 5 ROOM | 07 to 09 | 118 | $680,000 | $535 | 79y 01m |
| Jul 2024 | 5 ROOM | 04 to 06 | 118 | $648,000 | $510 | 79y 05m |
| Apr 2023 | 5 ROOM | 04 to 06 | 118 | $630,000 | $496 | 80y 07m |
| Oct 2022 | 5 ROOM | 10 to 12 | 118 | $640,000 | $504 | 81y 01m |
| Apr 2022 | 5 ROOM | 16 to 18 | 118 | $590,000 | $465 | 81y 07m |
| Jun 2021 | 5 ROOM | 13 to 15 | 118 | $568,000 | $447 | 82y 06m |
| May 2021 | 5 ROOM | 19 to 21 | 118 | $588,000 | $463 | 82y 07m |
| Apr 2021 | 5 ROOM | 01 to 03 | 118 | $500,000 | $394 | 82y 07m |
| Jun 2020 | 5 ROOM | 22 to 24 | 118 | $555,000 | $437 | 83y 08m |
| Jan 2020 | 5 ROOM | 22 to 24 | 118 | $548,000 | $431 | 83y 10m |
| Oct 2019 | 5 ROOM | 13 to 15 | 118 | $539,000 | $424 | 84y 01m |
| Sept 2019 | 5 ROOM | 19 to 21 | 118 | $550,000 | $433 | 84y 02m |
| Aug 2019 | 5 ROOM | 22 to 24 | 118 | $560,000 | $441 | 84y 03m |
| May 2019 | 5 ROOM | 04 to 06 | 118 | $524,000 | $413 | 84y 06m |
| Nov 2018 | 5 ROOM | 22 to 24 | 118 | $550,000 | $433 | 85y 01m |
| Aug 2018 | 5 ROOM | 10 to 12 | 118 | $550,000 | $433 | 85y 03m |
| Aug 2018 | 5 ROOM | 10 to 12 | 118 | $568,000 | $447 | 85y 03m |
| Aug 2018 | 5 ROOM | 22 to 24 | 118 | $555,000 | $437 | 85y 03m |
| Jul 2018 | 5 ROOM | 04 to 06 | 118 | $470,000 | $370 | 85y 05m |
| Jun 2018 | 5 ROOM | 16 to 18 | 118 | $535,000 | $421 | 85y 05m |
| Jun 2018 | 5 ROOM | 07 to 09 | 118 | $549,888 | $433 | 85y 06m |
| Oct 2017 | 5 ROOM | 13 to 15 | 118 | $545,000 | $429 | 86y 02m |
| Jun 2017 | 5 ROOM | 13 to 15 | 118 | $535,000 | $421 | 86y 05m |
| Mar 2017 | 5 ROOM | 25 to 27 | 118 | $520,000 | $409 | 86y 08m |
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 below this block · 3 vs 5 sales
5-room median $21k above this block · 6 vs 5 sales
built 2003 · same generation
5-room median $21k below this block · 6 vs 5 sales
built 2003 · same generation
built 2003 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 4.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.