Blk 392 Bt Batok West Ave 5
Completed 2003 · 25 storeys · 144 flats · 77 years 06 months remaining · 46 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 $578,000 in Jul 2026. The same flat type in this block averaged $464,750 in 2021 - a gain of $113,250 - about $62 a day while the owner slept.
In this block, 4-room flats from floor 17 up have sold for a median of $570,000 - $80,000 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 | $2,900/mo | $1,800–$3,250 | $3,300/mo | - | 5 |
| 5-ROOM | $3,500/mo | $3,500–$3,500 | $3,600/mo | - | 1 |
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 · 25 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 | $578,000 | $584 | 77y 06m |
| Apr 2026 | 5 ROOM | 19 to 21 | 118 | $755,000 | $594 | 77y 06m |
| Oct 2025 | 4 ROOM | 01 to 03 | 92 | $540,000 | $545 | 78y |
| Feb 2025 | 4 ROOM | 25 to 27 | 92 | $610,000 | $616 | 78y 09m |
| Oct 2024 | 5 ROOM | 13 to 15 | 118 | $730,000 | $575 | 79y 02m |
| Oct 2024 | 4 ROOM | 16 to 18 | 92 | $570,000 | $576 | 79y 01m |
| Jul 2024 | 4 ROOM | 04 to 06 | 92 | $530,000 | $535 | 79y 04m |
| Apr 2024 | 5 ROOM | 07 to 09 | 118 | $690,000 | $543 | 79y 06m |
| Apr 2024 | 4 ROOM | 01 to 03 | 92 | $490,000 | $495 | 79y 06m |
| Dec 2023 | 4 ROOM | 10 to 12 | 92 | $520,000 | $525 | 79y 11m |
| Oct 2023 | 5 ROOM | 10 to 12 | 118 | $708,000 | $557 | 80y 01m |
| Sept 2023 | 4 ROOM | 16 to 18 | 92 | $513,800 | $519 | 80y 02m |
| Aug 2023 | 5 ROOM | 07 to 09 | 118 | $688,000 | $542 | 80y 02m |
| Jun 2023 | 4 ROOM | 01 to 03 | 92 | $480,000 | $485 | 80y 05m |
| Jun 2023 | 4 ROOM | 22 to 24 | 92 | $530,000 | $535 | 80y 05m |
| Jun 2023 | 4 ROOM | 04 to 06 | 92 | $470,000 | $475 | 80y 06m |
| Feb 2023 | 4 ROOM | 04 to 06 | 92 | $477,000 | $482 | 80y 09m |
| Dec 2022 | 5 ROOM | 16 to 18 | 118 | $680,000 | $535 | 81y |
| Nov 2022 | 4 ROOM | 25 to 27 | 92 | $570,000 | $576 | 81y |
| Sept 2022 | 5 ROOM | 01 to 03 | 118 | $558,000 | $439 | 81y 02m |
| Jun 2022 | 4 ROOM | 13 to 15 | 92 | $485,000 | $490 | 81y 05m |
| Mar 2022 | 5 ROOM | 25 to 27 | 118 | $655,000 | $516 | 81y 07m |
| Oct 2021 | 4 ROOM | 04 to 06 | 92 | $492,000 | $497 | 82y 01m |
| Sept 2021 | 4 ROOM | 01 to 03 | 92 | $438,000 | $442 | 82y 01m |
| Aug 2021 | 4 ROOM | 13 to 15 | 92 | $444,000 | $448 | 82y 03m |
| Jan 2021 | 5 ROOM | 13 to 15 | 118 | $525,000 | $413 | 82y 10m |
| Dec 2020 | 5 ROOM | 16 to 18 | 118 | $555,000 | $437 | 82y 11m |
| Jan 2020 | 5 ROOM | 22 to 24 | 118 | $570,000 | $449 | 83y 09m |
| Jun 2019 | 4 ROOM | 22 to 24 | 92 | $455,888 | $460 | 84y 04m |
| Apr 2019 | 4 ROOM | 19 to 21 | 92 | $452,800 | $457 | 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 $12k below this block · 9 vs 5 sales
4-room median within $5k of this block
4-room median $21k below this block · 6 vs 5 sales
built 2004 · same generation
4-room median $10k above this block · 4 vs 5 sales
built 2004 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 4.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.