Blk 394 Bt Batok West Ave 5
Completed 2004 · 25 storeys · 146 flats · 77 years 08 months remaining · 43 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 4-room here sold for $588,888 in Jan 2026. The same flat type in this block averaged $461,667 in 2020 - a gain of $127,221 - about $58 a day while the owner slept.
In this block, 4-room flats from floor 17 up have sold for a median of $538,888 - $25,888 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 | $3,150/mo | $2,100–$3,400 | $3,300/mo | - | 6 |
| 5-ROOM | $3,450/mo | $3,100–$3,800 | $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 · 22 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 |
|---|---|---|---|---|---|---|
| Jan 2026 | 4 ROOM | 13 to 15 | 92 | $588,888 | $595 | 77y 08m |
| Dec 2025 | 5 ROOM | 01 to 03 | 115 | $622,000 | $502 | 77y 09m |
| Apr 2025 | 5 ROOM | 13 to 15 | 115 | $755,000 | $610 | 78y 07m |
| Feb 2025 | 5 ROOM | 04 to 06 | 115 | $700,000 | $565 | 78y 07m |
| Jan 2025 | 5 ROOM | 10 to 12 | 115 | $735,000 | $594 | 78y 10m |
| Dec 2024 | 4 ROOM | 04 to 06 | 92 | $530,000 | $535 | 78y 11m |
| Dec 2024 | 4 ROOM | 04 to 06 | 92 | $586,000 | $592 | 78y 11m |
| Oct 2024 | 4 ROOM | 22 to 24 | 92 | $538,888 | $544 | 79y |
| Aug 2024 | 4 ROOM | 01 to 03 | 92 | $513,000 | $518 | 79y 02m |
| Jul 2024 | 4 ROOM | 16 to 18 | 92 | $560,000 | $565 | 79y 04m |
| Mar 2024 | 5 ROOM | 04 to 06 | 118 | $666,000 | $524 | 79y 07m |
| Feb 2024 | 5 ROOM | 04 to 06 | 118 | $655,000 | $516 | 79y 09m |
| Jan 2024 | 4 ROOM | 25 to 27 | 92 | $568,000 | $574 | 79y 09m |
| Sept 2023 | 5 ROOM | 01 to 03 | 118 | $610,000 | $480 | 80y |
| Jul 2023 | 5 ROOM | 16 to 18 | 115 | $700,800 | $566 | 80y 03m |
| Jun 2023 | 5 ROOM | 10 to 12 | 118 | $695,000 | $547 | 80y 04m |
| May 2023 | 4 ROOM | 19 to 21 | 92 | $528,000 | $533 | 80y 05m |
| Mar 2023 | 5 ROOM | 07 to 09 | 118 | $635,000 | $500 | 80y 07m |
| Feb 2023 | 4 ROOM | 07 to 09 | 92 | $508,000 | $513 | 80y 08m |
| Aug 2022 | 4 ROOM | 01 to 03 | 92 | $460,000 | $465 | 81y 01m |
| Jan 2022 | 4 ROOM | 13 to 15 | 92 | $480,000 | $485 | 81y 09m |
| Sept 2021 | 4 ROOM | 10 to 12 | 92 | $460,000 | $465 | 82y 01m |
| Mar 2021 | 5 ROOM | 22 to 24 | 115 | $608,000 | $491 | 82y 06m |
| Dec 2020 | 5 ROOM | 04 to 06 | 118 | $525,000 | $413 | 82y 10m |
| Nov 2020 | 5 ROOM | 22 to 24 | 118 | $570,000 | $449 | 82y 10m |
| Nov 2020 | 4 ROOM | 19 to 21 | 92 | $445,000 | $449 | 82y 11m |
| Sept 2020 | 5 ROOM | 07 to 09 | 118 | $530,000 | $417 | 83y 01m |
| Jul 2020 | 5 ROOM | 04 to 06 | 118 | $515,000 | $405 | 83y 02m |
| Mar 2020 | 4 ROOM | 01 to 03 | 92 | $370,000 | $374 | 83y 07m |
| Oct 2019 | 4 ROOM | 04 to 06 | 92 | $355,000 | $358 | 83y 11m |
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 $20k above this block · 4 vs 6 sales
4-room median $31k above this block · 4 vs 6 sales
4-room median $9k above this block · 9 vs 6 sales
4-room median $21k above this block · 5 vs 6 sales
5-room median $20k below this block · 5 vs 4 sales
5-room median $68k below this block · 3 vs 4 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.