Blk 423 Bt Batok West Ave 2
Completed 1985 · 12 storeys · 114 flats · 61 years 04 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
A 3-room here sold for $370,000 in May 2026. The same flat type in this block averaged $286,000 in 2020 - a gain of $84,000 - about $38 a day while the owner slept.
In this block, 4-room flats from floor 8 up have sold for a median of $500,000 - $60,000 more than floors 4 and below, same flat type, same block.
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 | $2,850/mo | $2,700–$3,100 | $2,700/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 · 12 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 20
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 3 ROOM | 04 to 06 | 68 | $370,000 | $506 | 61y 04m |
| Apr 2026 | 4 ROOM | 10 to 12 | 94 | $500,000 | $494 | 61y 04m |
| Feb 2026 | 3 ROOM | 10 to 12 | 68 | $390,000 | $533 | 61y 07m |
| Dec 2025 | 4 ROOM | 01 to 03 | 99 | $485,000 | $455 | 61y 09m |
| May 2025 | 4 ROOM | 04 to 06 | 94 | $505,000 | $499 | 62y 03m |
| Oct 2024 | 3 ROOM | 07 to 09 | 68 | $390,000 | $533 | 62y 11m |
| Aug 2024 | 3 ROOM | 04 to 06 | 68 | $390,000 | $533 | 63y |
| Nov 2023 | 4 ROOM | 04 to 06 | 94 | $440,000 | $435 | 63y 10m |
| Apr 2023 | 4 ROOM | 01 to 03 | 94 | $440,000 | $435 | 64y 05m |
| Jun 2022 | 4 ROOM | 04 to 06 | 94 | $430,000 | $425 | 65y 03m |
| Jun 2022 | 4 ROOM | 01 to 03 | 94 | $395,000 | $390 | 65y 03m |
| Aug 2021 | 3 ROOM | 10 to 12 | 68 | $313,000 | $428 | 66y 01m |
| Mar 2021 | 3 ROOM | 10 to 12 | 68 | $285,000 | $389 | 66y 05m |
| Oct 2020 | 3 ROOM | 07 to 09 | 68 | $260,000 | $355 | 66y 11m |
| Jun 2020 | 4 ROOM | 01 to 03 | 94 | $290,000 | $287 | 67y 04m |
| Mar 2020 | 3 ROOM | 07 to 09 | 68 | $240,000 | $328 | 67y 05m |
| Apr 2019 | 3 ROOM | 07 to 09 | 68 | $233,000 | $318 | 68y 04m |
| Apr 2019 | 4 ROOM | 10 to 12 | 99 | $320,000 | $300 | 68y 04m |
| Mar 2018 | 3 ROOM | 04 to 06 | 68 | $265,000 | $362 | 69y 05m |
| Nov 2017 | 4 ROOM | 04 to 06 | 94 | $345,000 | $341 | 69y 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.
built 1986 · same generation
3-room median $7k below this block · 3 vs 4 sales
built 1986 · same generation
built 1986 · same generation
built 1985 · same generation
3-room median $10k below this block · 4 vs 4 sales
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.