Blk 435C Bt Batok West Ave 5
Completed 2018 · 15 storeys · 138 flats · 92 years 08 months remaining · 42 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, 4-room flats from floor 10 up have sold for a median of $650,444 - $60,444 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,700/mo | $3,700–$3,700 | $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 · 42 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 | 5 ROOM | 07 to 09 | 113 | $780,000 | $641 | 92y 08m |
| Jul 2026 | 4 ROOM | 10 to 12 | 93 | $668,000 | $667 | 92y 08m |
| Jun 2026 | 4 ROOM | 07 to 09 | 93 | $652,888 | $652 | 92y 10m |
| Apr 2026 | 5 ROOM | 01 to 03 | 113 | $725,000 | $596 | 92y 11m |
| Feb 2026 | 4 ROOM | 13 to 15 | 93 | $690,000 | $689 | 93y 01m |
| Jan 2026 | 5 ROOM | 01 to 03 | 113 | $735,000 | $604 | 93y 01m |
| Dec 2025 | 4 ROOM | 07 to 09 | 93 | $637,888 | $637 | 93y 02m |
| Nov 2025 | 5 ROOM | 04 to 06 | 113 | $775,000 | $637 | 93y 04m |
| Oct 2025 | 5 ROOM | 10 to 12 | 113 | $810,000 | $666 | 93y 05m |
| Oct 2025 | 5 ROOM | 07 to 09 | 113 | $810,000 | $666 | 93y 05m |
| Sept 2025 | 4 ROOM | 01 to 03 | 93 | $610,000 | $609 | 93y 05m |
| Jul 2025 | 4 ROOM | 04 to 06 | 93 | $630,000 | $629 | 93y 07m |
| May 2025 | 4 ROOM | 10 to 12 | 93 | $670,000 | $669 | 93y 10m |
| Apr 2025 | 5 ROOM | 07 to 09 | 113 | $816,888 | $672 | 93y 11m |
| Feb 2025 | 5 ROOM | 04 to 06 | 113 | $715,000 | $588 | 94y 01m |
| Feb 2025 | 4 ROOM | 04 to 06 | 93 | $630,000 | $629 | 94y 01m |
| Feb 2025 | 5 ROOM | 04 to 06 | 113 | $790,500 | $650 | 94y 01m |
| Nov 2024 | 5 ROOM | 10 to 12 | 113 | $820,000 | $674 | 94y 04m |
| Nov 2024 | 5 ROOM | 07 to 09 | 113 | $783,888 | $644 | 94y 04m |
| Sept 2024 | 5 ROOM | 13 to 15 | 113 | $835,000 | $686 | 94y 06m |
| Aug 2024 | 5 ROOM | 01 to 03 | 113 | $655,000 | $539 | 94y 07m |
| Aug 2024 | 4 ROOM | 01 to 03 | 93 | $575,000 | $574 | 94y 07m |
| Jul 2024 | 4 ROOM | 10 to 12 | 93 | $660,888 | $660 | 94y 08m |
| Jul 2024 | 5 ROOM | 13 to 15 | 113 | $780,000 | $641 | 94y 08m |
| Jul 2024 | 4 ROOM | 07 to 09 | 93 | $620,000 | $619 | 94y 08m |
| Jun 2024 | 4 ROOM | 04 to 06 | 93 | $590,000 | $589 | 94y 09m |
| Jun 2024 | 4 ROOM | 10 to 12 | 93 | $630,000 | $629 | 94y 09m |
| Jun 2024 | 5 ROOM | 10 to 12 | 113 | $668,000 | $549 | 94y 09m |
| May 2024 | 4 ROOM | 04 to 06 | 93 | $588,000 | $587 | 94y 10m |
| Apr 2024 | 4 ROOM | 07 to 09 | 93 | $584,000 | $583 | 94y 11m |
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 $12k above this block · 8 vs 11 sales
4-room median $6k below this block · 7 vs 11 sales
4-room median $13k above this block · 14 vs 11 sales
4-room median $13k below this block · 9 vs 11 sales
4-room median $27k above this block · 9 vs 11 sales
built 2018 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.5×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.