Blk 406 Bt Batok West Ave 7
Completed 1992 · 20 storeys · 76 flats · 66 years 07 months remaining · 14 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
20 storeys · completed 1992
What the record shows
In this block, executive flats from floor 14 up have sold for a median of $829,000 - $94,000 more than floors 6 and below, same flat type, same block.
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 | $3,200/mo | $2,850–$3,500 | $3,800/mo | 4.6% | 4 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Batok · gaps = years with no sales here
Every recent sale HDB official record, latest 14
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Oct 2025 | EXECUTIVE | 01 to 03 | 150 | $838,000 | $519 | 66y 07m |
| Dec 2024 | EXECUTIVE | 16 to 18 | 141 | $870,000 | $573 | 67y 05m |
| Jul 2024 | EXECUTIVE | 01 to 03 | 145 | $800,000 | $513 | 67y 10m |
| Mar 2023 | EXECUTIVE | 13 to 15 | 152 | $778,000 | $476 | 68y 11m |
| Oct 2022 | EXECUTIVE | 07 to 09 | 150 | $760,000 | $471 | 69y 07m |
| Sept 2022 | EXECUTIVE | 04 to 06 | 150 | $735,000 | $455 | 69y 07m |
| Jul 2022 | EXECUTIVE | 16 to 18 | 147 | $788,000 | $498 | 69y 10m |
| Nov 2021 | EXECUTIVE | 01 to 03 | 152 | $630,000 | $385 | 70y 05m |
| Sept 2021 | EXECUTIVE | 01 to 03 | 148 | $640,000 | $402 | 70y 08m |
| Apr 2019 | EXECUTIVE | 04 to 06 | 152 | $515,000 | $315 | 73y |
| Aug 2018 | EXECUTIVE | 10 to 12 | 152 | $555,000 | $339 | 73y 08m |
| Feb 2018 | EXECUTIVE | 04 to 06 | 152 | $510,000 | $312 | 74y 02m |
| Apr 2017 | EXECUTIVE | 01 to 03 | 145 | $500,000 | $320 | 75y |
| Mar 2017 | EXECUTIVE | 10 to 12 | 148 | $572,000 | $359 | 75y |
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
executive median $22k above this block · 4 vs 3 sales
built 1985 · same generation
executive median $15k below this block · 3 vs 3 sales
built 1985 · same generation
built 2016 · 24 more lease years than this block
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.