Blk 391 Bt Batok West Ave 5
Completed 2003 · 25 storeys · 194 flats · 77 years 04 months remaining · 63 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
A 4-room here sold for $540,000 in Jun 2026. The same flat type in this block averaged $440,000 in 2020 - a gain of $100,000 - about $46 a day while the owner slept.
In this block, 4-room flats from floor 17 up have sold for a median of $535,000 - $20,000 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 | $3,200/mo | $2,800–$3,350 | $3,300/mo | - | 11 |
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 · 28 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | 07 to 09 | 92 | $540,000 | $545 | 77y 04m |
| May 2026 | 4 ROOM | 04 to 06 | 92 | $562,000 | $568 | 77y 05m |
| Feb 2026 | 4 ROOM | 04 to 06 | 92 | $550,000 | $555 | 77y 07m |
| Feb 2026 | 4 ROOM | 01 to 03 | 92 | $509,000 | $514 | 77y 08m |
| Apr 2025 | 4 ROOM | 07 to 09 | 86 | $555,000 | $600 | 78y 06m |
| Mar 2025 | 4 ROOM | 10 to 12 | 92 | $560,000 | $565 | 78y 07m |
| Mar 2025 | 4 ROOM | 07 to 09 | 92 | $570,000 | $576 | 78y 07m |
| Feb 2025 | 4 ROOM | 19 to 21 | 90 | $588,000 | $607 | 78y 08m |
| Dec 2024 | 4 ROOM | 13 to 15 | 90 | $558,000 | $576 | 78y 10m |
| May 2024 | 4 ROOM | 13 to 15 | 92 | $565,000 | $571 | 79y 05m |
| Apr 2024 | 4 ROOM | 13 to 15 | 92 | $530,000 | $535 | 79y 06m |
| Dec 2023 | 4 ROOM | 16 to 18 | 92 | $530,000 | $535 | 79y 10m |
| Oct 2023 | 4 ROOM | 22 to 24 | 92 | $555,000 | $560 | 79y 11m |
| Sept 2023 | 4 ROOM | 07 to 09 | 90 | $508,000 | $524 | 80y 01m |
| Aug 2023 | 4 ROOM | 01 to 03 | 86 | $490,000 | $529 | 80y 01m |
| May 2023 | 4 ROOM | 07 to 09 | 92 | $515,000 | $520 | 80y 05m |
| May 2023 | 4 ROOM | 01 to 03 | 86 | $485,000 | $524 | 80y 05m |
| Apr 2023 | 4 ROOM | 13 to 15 | 92 | $528,000 | $533 | 80y 05m |
| Apr 2023 | 4 ROOM | 10 to 12 | 90 | $530,000 | $547 | 80y 05m |
| Dec 2022 | 4 ROOM | 22 to 24 | 86 | $515,000 | $556 | 80y 10m |
| Oct 2022 | 4 ROOM | 22 to 24 | 92 | $555,000 | $560 | 81y |
| Jun 2022 | 4 ROOM | 19 to 21 | 92 | $510,000 | $515 | 81y 04m |
| Apr 2022 | 4 ROOM | 13 to 15 | 86 | $491,000 | $530 | 81y 06m |
| Mar 2022 | 4 ROOM | 13 to 15 | 92 | $491,000 | $496 | 81y 07m |
| Jan 2022 | 4 ROOM | 01 to 03 | 92 | $408,000 | $412 | 81y 09m |
| Dec 2021 | 4 ROOM | 13 to 15 | 92 | $468,000 | $473 | 81y 10m |
| Oct 2021 | 4 ROOM | 22 to 24 | 92 | $476,000 | $481 | 81y 11m |
| Jul 2021 | 4 ROOM | 16 to 18 | 86 | $455,000 | $492 | 82y 03m |
| Mar 2021 | 4 ROOM | 07 to 09 | 92 | $445,000 | $449 | 82y 07m |
| Mar 2021 | 4 ROOM | 22 to 24 | 92 | $475,000 | $480 | 82y 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 $12k above this block · 5 vs 9 sales
built 2004 · same generation
4-room median $9k below this block · 6 vs 9 sales
4-room median $22k above this block · 4 vs 9 sales
built 2004 · same generation
4-room median $11k above this block · 4 vs 9 sales
Condos nearby
The private premium, measured: the nearest condo trades at 4.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.