Blk 404 Bt Batok West Ave 7
Completed 1992 · 14 storeys · 52 flats · 66 years 02 months remaining · 10 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
14 storeys · completed 1992
What the record shows
A executive here sold for $850,000 in Feb 2026. The same flat type in this block averaged $590,000 in 2020 - a gain of $260,000 - about $119 a day while the owner slept.
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 | $3,800/mo | $3,200–$4,400 | $3,800/mo | 5.5% | 2 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Batok · gaps = years with no sales here
Every recent sale HDB official record, latest 10
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Feb 2026 | EXECUTIVE | 07 to 09 | 154 | $850,000 | $513 | 66y 02m |
| May 2025 | EXECUTIVE | 01 to 03 | 145 | $820,000 | $525 | 66y 11m |
| Oct 2024 | EXECUTIVE | 13 to 15 | 143 | $822,888 | $535 | 67y 07m |
| Nov 2021 | EXECUTIVE | 04 to 06 | 150 | $680,000 | $421 | 70y 06m |
| May 2021 | EXECUTIVE | 07 to 09 | 145 | $635,000 | $407 | 71y |
| Sept 2020 | EXECUTIVE | 13 to 15 | 143 | $495,000 | $322 | 71y 07m |
| Jul 2020 | EXECUTIVE | 07 to 09 | 148 | $550,000 | $345 | 71y 09m |
| Mar 2019 | EXECUTIVE | 04 to 06 | 145 | $530,000 | $340 | 72y 11m |
| Sept 2018 | EXECUTIVE | 07 to 09 | 148 | $535,000 | $336 | 73y 07m |
| Jul 2018 | EXECUTIVE | 04 to 06 | 154 | $520,000 | $314 | 73y 10m |
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.
executive median $37k above this block · 4 vs 3 sales
built 1992 · same generation
built 1985 · same generation
executive median $15k above this block · 3 vs 3 sales
built 1985 · same generation
built 1985 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 3.0×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.