Blk 416 Bt Batok West Ave 4
Completed 1985 · 12 storeys · 110 flats · 60 years 05 months remaining · 32 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
12 storeys · completed 1985
What the record shows
A 3-room here sold for $408,000 in Jul 2026. The same flat type in this block averaged $320,857 in 2020 - a gain of $87,143 - about $40 a day while the owner slept.
In this block, 3-room flats from floor 8 up have sold for a median of $335,000 - $20,000 less than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2026 - the line where CPF usage rules tighten 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 |
|---|---|---|---|---|---|
| 3-ROOM | $2,800/mo | $2,800–$2,800 | $2,700/mo | - | 1 |
| 4-ROOM | $3,300/mo | $3,200–$3,500 | $3,300/mo | - | 4 |
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 · 18 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 | 3 ROOM | 07 to 09 | 73 | $408,000 | $519 | 60y 05m |
| Feb 2026 | 3 ROOM | 10 to 12 | 73 | $415,000 | $528 | 60y 10m |
| Oct 2025 | 3 ROOM | 07 to 09 | 73 | $420,000 | $535 | 61y 02m |
| Sept 2025 | 4 ROOM | 07 to 09 | 103 | $560,000 | $505 | 61y 02m |
| Apr 2025 | 3 ROOM | 01 to 03 | 73 | $420,000 | $535 | 61y 08m |
| Mar 2025 | 3 ROOM | 07 to 09 | 73 | $380,000 | $484 | 61y 08m |
| Nov 2024 | 3 ROOM | 07 to 09 | 73 | $405,000 | $515 | 62y 01m |
| May 2024 | 3 ROOM | 07 to 09 | 73 | $380,000 | $484 | 62y 06m |
| Apr 2024 | 3 ROOM | 07 to 09 | 73 | $430,000 | $547 | 62y 08m |
| Nov 2023 | 3 ROOM | 01 to 03 | 73 | $380,000 | $484 | 63y 01m |
| Dec 2022 | 3 ROOM | 01 to 03 | 73 | $355,000 | $452 | 64y |
| Mar 2022 | 3 ROOM | 10 to 12 | 73 | $335,000 | $426 | 64y 09m |
| Feb 2022 | 3 ROOM | 10 to 12 | 73 | $333,000 | $424 | 64y 10m |
| Jan 2022 | 3 ROOM | 07 to 09 | 73 | $348,000 | $443 | 64y 11m |
| Jan 2022 | 3 ROOM | 04 to 06 | 73 | $320,000 | $407 | 64y 11m |
| Oct 2021 | 3 ROOM | 04 to 06 | 73 | $320,000 | $407 | 65y 02m |
| Aug 2021 | 4 ROOM | 07 to 09 | 103 | $405,000 | $365 | 65y 04m |
| Jul 2021 | 4 ROOM | 04 to 06 | 103 | $385,000 | $347 | 65y 04m |
| Apr 2021 | 3 ROOM | 04 to 06 | 73 | $300,000 | $382 | 65y 07m |
| Dec 2020 | 4 ROOM | 07 to 09 | 103 | $385,000 | $347 | 66y |
| Dec 2020 | 3 ROOM | 04 to 06 | 73 | $290,000 | $369 | 66y |
| Feb 2020 | 4 ROOM | 10 to 12 | 103 | $348,000 | $314 | 66y 09m |
| Oct 2019 | 3 ROOM | 07 to 09 | 73 | $237,000 | $302 | 67y 01m |
| Jul 2019 | 3 ROOM | 10 to 12 | 73 | $250,000 | $318 | 67y 04m |
| Jul 2019 | 4 ROOM | 04 to 06 | 103 | $318,000 | $287 | 67y 04m |
| Jun 2019 | 3 ROOM | 10 to 12 | 73 | $268,888 | $342 | 67y 05m |
| Apr 2019 | 4 ROOM | 04 to 06 | 103 | $330,000 | $298 | 67y 08m |
| Apr 2019 | 3 ROOM | 04 to 06 | 73 | $240,000 | $305 | 67y 07m |
| Dec 2018 | 3 ROOM | 07 to 09 | 73 | $255,000 | $325 | 67y 11m |
| Jun 2018 | 4 ROOM | 07 to 09 | 103 | $320,000 | $289 | 68y 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.
3-room median within $5k of this block
3-room median $9k above this block · 5 vs 6 sales
built 1986 · same generation
3-room median $32k below this block · 4 vs 6 sales
built 1986 · same generation
3-room median $7k below this block · 4 vs 6 sales
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.