Blk 438A Bt Batok West Ave 8
Completed 2018 · 15 storeys · 182 flats · 92 years 11 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 $650,419 - $41,531 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).
A 5-room on Bt Batok West Ave 8 has already fetched $888,000 - 89% of the way to a million-dollar flat.
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 | $2,400/mo | $2,300–$2,500 | $2,450/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 · 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 |
|---|---|---|---|---|---|---|
| Mar 2026 | 2 ROOM | 10 to 12 | 47 | $400,000 | $791 | 92y 11m |
| Feb 2026 | 4 ROOM | 10 to 12 | 93 | $668,000 | $667 | 93y 01m |
| Jan 2026 | 4 ROOM | 04 to 06 | 93 | $649,000 | $648 | 93y 01m |
| Nov 2025 | 4 ROOM | 04 to 06 | 93 | $655,000 | $654 | 93y 04m |
| Sept 2025 | 4 ROOM | 07 to 09 | 93 | $690,000 | $689 | 93y 05m |
| Aug 2025 | 4 ROOM | 10 to 12 | 93 | $705,000 | $704 | 93y 06m |
| Aug 2025 | 2 ROOM | 01 to 03 | 47 | $375,000 | $741 | 93y 07m |
| Jun 2025 | 2 ROOM | 04 to 06 | 47 | $370,000 | $731 | 93y 09m |
| Apr 2025 | 2 ROOM | 04 to 06 | 47 | $385,000 | $761 | 93y 10m |
| Apr 2025 | 4 ROOM | 07 to 09 | 93 | $690,000 | $689 | 93y 11m |
| Feb 2025 | 2 ROOM | 07 to 09 | 47 | $408,000 | $806 | 94y 01m |
| Feb 2025 | 2 ROOM | 01 to 03 | 47 | $375,000 | $741 | 94y 01m |
| Feb 2025 | 2 ROOM | 07 to 09 | 47 | $360,000 | $712 | 94y 02m |
| Feb 2025 | 2 ROOM | 13 to 15 | 47 | $390,000 | $771 | 94y 01m |
| Jan 2025 | 4 ROOM | 07 to 09 | 93 | $655,000 | $654 | 94y 02m |
| Dec 2024 | 2 ROOM | 10 to 12 | 47 | $398,000 | $787 | 94y 03m |
| Sept 2024 | 2 ROOM | 07 to 09 | 47 | $357,000 | $706 | 94y 06m |
| Sept 2024 | 4 ROOM | 01 to 03 | 93 | $575,000 | $574 | 94y 06m |
| Sept 2024 | 4 ROOM | 04 to 06 | 93 | $600,000 | $599 | 94y 06m |
| Sept 2024 | 4 ROOM | 01 to 03 | 93 | $608,888 | $608 | 94y 06m |
| Sept 2024 | 4 ROOM | 10 to 12 | 93 | $645,888 | $645 | 94y 06m |
| Aug 2024 | 4 ROOM | 04 to 06 | 93 | $650,000 | $649 | 94y 06m |
| Aug 2024 | 4 ROOM | 01 to 03 | 93 | $577,000 | $576 | 94y 07m |
| Aug 2024 | 2 ROOM | 13 to 15 | 47 | $418,000 | $826 | 94y 07m |
| Aug 2024 | 2 ROOM | 10 to 12 | 47 | $380,888 | $753 | 94y 07m |
| Aug 2024 | 2 ROOM | 13 to 15 | 47 | $370,000 | $731 | 94y 07m |
| Jul 2024 | 4 ROOM | 07 to 09 | 93 | $635,000 | $634 | 94y 08m |
| Jun 2024 | 2 ROOM | 13 to 15 | 47 | $360,000 | $712 | 94y 09m |
| Jun 2024 | 4 ROOM | 04 to 06 | 93 | $615,000 | $614 | 94y 10m |
| Jun 2024 | 2 ROOM | 07 to 09 | 47 | $350,000 | $692 | 94y 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.
2-room median $11k below this block · 9 vs 13 sales
4-room median $21k above this block · 17 vs 14 sales
4-room median within $5k of this block
2-room median $12k below this block · 12 vs 13 sales
4-room median $17k above this block · 26 vs 14 sales
4-room median $12k below this block · 11 vs 14 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.4×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.