Blk 435B Bt Batok West Ave 5
Completed 2018 · 15 storeys · 182 flats · 92 years 08 months remaining · 35 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
15 storeys · completed 2018
What the record shows
In this block, 2-room flats from floor 10 up have sold for a median of $380,000 - $22,500 more than floors 5 and below, same flat type, same block.
This block crosses 60 years remaining in 2059 - 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 |
|---|---|---|---|---|---|
| 2-ROOM | $2,350/mo | $2,200–$2,700 | $2,450/mo | - | 5 |
| 4-ROOM | $2,700/mo | $2,700–$2,700 | $3,300/mo | - | 1 |
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 · 35 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 | 4 ROOM | 04 to 06 | 93 | $590,000 | $589 | 92y 08m |
| Mar 2026 | 2 ROOM | 10 to 12 | 38 | $335,000 | $819 | 93y |
| Jan 2026 | 2 ROOM | 10 to 12 | 47 | $385,000 | $761 | 93y 02m |
| Sept 2025 | 3 ROOM | 13 to 15 | 68 | $530,000 | $724 | 93y 05m |
| Jun 2025 | 2 ROOM | 04 to 06 | 47 | $370,000 | $731 | 93y 09m |
| Jun 2025 | 2 ROOM | 13 to 15 | 47 | $398,000 | $787 | 93y 09m |
| May 2025 | 2 ROOM | 10 to 12 | 47 | $388,000 | $767 | 93y 09m |
| May 2025 | 4 ROOM | 10 to 12 | 93 | $692,000 | $691 | 93y 10m |
| May 2025 | 3 ROOM | 07 to 09 | 68 | $478,000 | $653 | 93y 10m |
| Apr 2025 | 2 ROOM | 04 to 06 | 47 | $360,000 | $712 | 94y |
| Mar 2025 | 2 ROOM | 10 to 12 | 47 | $398,800 | $788 | 94y |
| Feb 2025 | 2 ROOM | 04 to 06 | 38 | $355,000 | $868 | 94y 01m |
| Feb 2025 | 3 ROOM | 13 to 15 | 68 | $500,000 | $683 | 94y 01m |
| Feb 2025 | 2 ROOM | 13 to 15 | 47 | $380,000 | $751 | 94y 01m |
| Dec 2024 | 2 ROOM | 13 to 15 | 47 | $385,000 | $761 | 94y 03m |
| Dec 2024 | 4 ROOM | 04 to 06 | 93 | $632,000 | $631 | 94y 03m |
| Oct 2024 | 4 ROOM | 13 to 15 | 93 | $644,000 | $643 | 94y 05m |
| Sept 2024 | 3 ROOM | 13 to 15 | 68 | $500,000 | $683 | 94y 06m |
| Aug 2024 | 2 ROOM | 13 to 15 | 47 | $370,000 | $731 | 94y 07m |
| Aug 2024 | 4 ROOM | 13 to 15 | 93 | $648,000 | $647 | 94y 07m |
| Aug 2024 | 4 ROOM | 13 to 15 | 93 | $630,000 | $629 | 94y 07m |
| Jul 2024 | 2 ROOM | 07 to 09 | 38 | $338,000 | $826 | 94y 08m |
| Jul 2024 | 4 ROOM | 01 to 03 | 93 | $602,000 | $601 | 94y 09m |
| Jul 2024 | 3 ROOM | 10 to 12 | 68 | $456,000 | $623 | 94y 08m |
| Jul 2024 | 2 ROOM | 04 to 06 | 47 | $340,000 | $672 | 94y 08m |
| May 2024 | 2 ROOM | 13 to 15 | 47 | $380,000 | $751 | 94y 11m |
| Apr 2024 | 2 ROOM | 10 to 12 | 38 | $330,000 | $807 | 94y 11m |
| Feb 2024 | 2 ROOM | 13 to 15 | 47 | $365,000 | $721 | 95y |
| Feb 2024 | 4 ROOM | 13 to 15 | 93 | $628,888 | $628 | 95y |
| Feb 2024 | 4 ROOM | 04 to 06 | 93 | $570,000 | $569 | 95y 01m |
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.
4-room median $33k above this block · 9 vs 7 sales
built 2018 · same generation
4-room median $6k above this block · 11 vs 7 sales
2-room median within $5k of this block
4-room median $18k above this block · 14 vs 7 sales
2-room median within $5k of this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.