Blk 417 Bt Batok West Ave 4
Completed 1985 · 12 storeys · 132 flats · 59 years 04 months remaining · 33 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
In this block, 4-room flats from floor 8 up have sold for a median of $530,000 - $99,000 more than floors 4 and below, same flat type, same block.
This block crossed 60 years remaining in 2025 - 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 | $2,700/mo | $2,700–$2,800 | $2,700/mo | - | 3 |
| 4-ROOM | $3,475/mo | $3,250–$3,700 | $3,300/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 · 20 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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 4 ROOM | 04 to 06 | 103 | $490,000 | $442 | 59y 04m |
| Oct 2025 | 3 ROOM | 04 to 06 | 73 | $403,000 | $513 | 59y 09m |
| Oct 2025 | 3 ROOM | 10 to 12 | 73 | $435,000 | $554 | 59y 09m |
| Oct 2025 | 3 ROOM | 07 to 09 | 73 | $420,000 | $535 | 59y 09m |
| May 2025 | 3 ROOM | 07 to 09 | 73 | $420,000 | $535 | 60y 02m |
| May 2025 | 3 ROOM | 10 to 12 | 73 | $402,888 | $513 | 60y 01m |
| Apr 2025 | 4 ROOM | 10 to 12 | 103 | $580,000 | $523 | 60y 03m |
| Jul 2024 | 4 ROOM | 01 to 03 | 103 | $468,000 | $422 | 61y |
| Mar 2024 | 4 ROOM | 07 to 09 | 103 | $508,000 | $458 | 61y 04m |
| Oct 2023 | 3 ROOM | 10 to 12 | 73 | $365,000 | $465 | 61y 08m |
| Jul 2023 | 4 ROOM | 07 to 09 | 103 | $498,000 | $449 | 62y 01m |
| Jan 2023 | 4 ROOM | 01 to 03 | 103 | $420,000 | $379 | 62y 07m |
| Oct 2022 | 4 ROOM | 10 to 12 | 103 | $480,000 | $433 | 62y 09m |
| Oct 2022 | 4 ROOM | 01 to 03 | 107 | $442,000 | $384 | 62y 09m |
| Aug 2022 | 3 ROOM | 10 to 12 | 73 | $348,000 | $443 | 63y |
| Jul 2022 | 3 ROOM | 04 to 06 | 73 | $343,500 | $437 | 63y |
| Oct 2021 | 4 ROOM | 04 to 06 | 103 | $395,000 | $356 | 63y 09m |
| Oct 2021 | 3 ROOM | 10 to 12 | 73 | $320,000 | $407 | 63y 09m |
| Aug 2021 | 4 ROOM | 04 to 06 | 103 | $408,000 | $368 | 63y 10m |
| Jul 2021 | 3 ROOM | 04 to 06 | 73 | $230,000 | $293 | 64y |
| Jan 2021 | 3 ROOM | 10 to 12 | 73 | $265,000 | $337 | 64y 06m |
| Jun 2020 | 3 ROOM | 10 to 12 | 73 | $235,000 | $299 | 65y 02m |
| Jun 2020 | 3 ROOM | 04 to 06 | 73 | $250,000 | $318 | 65y 02m |
| Feb 2020 | 3 ROOM | 01 to 03 | 73 | $270,000 | $344 | 65y 04m |
| Oct 2019 | 4 ROOM | 04 to 06 | 103 | $333,000 | $300 | 65y 08m |
| Sept 2019 | 4 ROOM | 10 to 12 | 103 | $345,000 | $311 | 65y 09m |
| Oct 2018 | 3 ROOM | 01 to 03 | 73 | $250,000 | $318 | 66y 09m |
| Apr 2018 | 3 ROOM | 07 to 09 | 73 | $259,000 | $330 | 67y 02m |
| Oct 2017 | 3 ROOM | 01 to 03 | 73 | $258,000 | $328 | 67y 08m |
| Sept 2017 | 4 ROOM | 04 to 06 | 103 | $327,000 | $295 | 67y 09m |
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 $9k below this block · 6 vs 5 sales
built 1986 · same generation
3-room median $40k below this block · 4 vs 5 sales
3-room median $5k below this block · 4 vs 5 sales
built 1986 · same generation
built 1986 · 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.