Blk 402 Bt Batok West Ave 7
Completed 1992 · 17 storeys · 64 flats · 67 years 07 months remaining · 15 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
17 storeys · completed 1992
What the record shows
This block crosses 60 years remaining in 2032 - 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).
A executive on Bt Batok West Ave 7 has already fetched $880,000 - 88% of the way to a million-dollar flat.
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 |
|---|---|---|---|---|---|
| EXECUTIVE | $4,200/mo | $4,200–$4,200 | $3,800/mo | 6.3% | 1 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Batok · gaps = years with no sales here
Every recent sale HDB official record, latest 15
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Oct 2024 | EXECUTIVE | 01 to 03 | 152 | $818,000 | $500 | 67y 07m |
| Sept 2024 | EXECUTIVE | 04 to 06 | 150 | $788,000 | $488 | 67y 07m |
| Nov 2023 | EXECUTIVE | 04 to 06 | 148 | $792,000 | $497 | 68y 06m |
| Mar 2023 | EXECUTIVE | 10 to 12 | 152 | $809,000 | $494 | 69y 02m |
| Aug 2022 | EXECUTIVE | 10 to 12 | 145 | $730,000 | $468 | 69y 09m |
| Aug 2022 | EXECUTIVE | 07 to 09 | 152 | $720,000 | $440 | 69y 08m |
| Jul 2022 | EXECUTIVE | 13 to 15 | 143 | $760,000 | $494 | 69y 10m |
| Oct 2021 | EXECUTIVE | 04 to 06 | 152 | $655,000 | $400 | 70y 07m |
| Mar 2020 | EXECUTIVE | 16 to 18 | 141 | $530,000 | $349 | 71y 11m |
| May 2019 | EXECUTIVE | 10 to 12 | 152 | $555,000 | $339 | 72y 11m |
| Jul 2018 | EXECUTIVE | 01 to 03 | 150 | $520,000 | $322 | 73y 10m |
| May 2018 | EXECUTIVE | 04 to 06 | 152 | $508,000 | $310 | 74y |
| Mar 2018 | EXECUTIVE | 07 to 09 | 148 | $508,000 | $319 | 74y 01m |
| Jan 2018 | EXECUTIVE | 04 to 06 | 150 | $562,000 | $348 | 74y 03m |
| Mar 2017 | EXECUTIVE | 07 to 09 | 152 | $528,000 | $323 | 75y 02m |
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.
built 1985 · same generation
built 1992 · same generation
built 1985 · same generation
built 1992 · same generation
built 1985 · same generation
built 1992 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 3.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.