Blk 421 Bt Batok West Ave 2
Completed 1985 · 12 storeys · 114 flats · 61 years 03 months remaining · 20 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
This block crosses 60 years remaining in 2027 - 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).
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 | $2,450/mo | $1,950–$2,800 | $2,700/mo | - | 8 |
| 4-ROOM | $3,150/mo | $3,150–$3,150 | $3,300/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Batok · gaps = years with no sales here
Every recent sale HDB official record, latest 20
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Feb 2026 | 3 ROOM | 10 to 12 | 68 | $389,888 | $533 | 61y 03m |
| Feb 2025 | 4 ROOM | 04 to 06 | 94 | $485,000 | $479 | 62y 04m |
| Aug 2024 | 3 ROOM | 10 to 12 | 68 | $383,000 | $523 | 62y 09m |
| Jul 2024 | 3 ROOM | 10 to 12 | 68 | $370,000 | $506 | 62y 09m |
| May 2023 | 3 ROOM | 07 to 09 | 68 | $365,000 | $499 | 64y |
| May 2023 | 3 ROOM | 07 to 09 | 68 | $363,000 | $496 | 63y 11m |
| Dec 2022 | 4 ROOM | 01 to 03 | 94 | $428,888 | $424 | 64y 05m |
| Mar 2022 | 3 ROOM | 04 to 06 | 68 | $328,000 | $448 | 65y 02m |
| Jan 2022 | 4 ROOM | 10 to 12 | 99 | $440,000 | $413 | 65y 04m |
| Apr 2021 | 4 ROOM | 07 to 09 | 94 | $380,000 | $376 | 66y |
| Feb 2020 | 3 ROOM | 07 to 09 | 68 | $251,000 | $343 | 67y 02m |
| Aug 2019 | 4 ROOM | 04 to 06 | 94 | $343,000 | $339 | 67y 08m |
| Aug 2019 | 3 ROOM | 04 to 06 | 68 | $245,000 | $335 | 67y 08m |
| May 2019 | 4 ROOM | 07 to 09 | 94 | $340,000 | $336 | 68y |
| Apr 2019 | 3 ROOM | 10 to 12 | 68 | $245,000 | $335 | 68y 01m |
| Dec 2018 | 4 ROOM | 04 to 06 | 94 | $308,000 | $304 | 68y 05m |
| Aug 2018 | 3 ROOM | 10 to 12 | 68 | $257,000 | $351 | 68y 08m |
| Dec 2017 | 3 ROOM | 01 to 03 | 74 | $256,000 | $321 | 69y 05m |
| Oct 2017 | 3 ROOM | 07 to 09 | 68 | $278,000 | $380 | 69y 06m |
| Oct 2017 | 3 ROOM | 04 to 06 | 68 | $236,888 | $324 | 69y 07m |
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.
Condos nearby
The private premium, measured: the nearest condo trades at 3.1×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.