Blk 438C Bt Batok West Ave 8
Completed 2018 · 14 storeys · 169 flats · 92 years 09 months remaining · 35 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
14 storeys · completed 2018
What the record shows
In this block, 2-room flats from floor 10 up have sold for a median of $395,000 - $65,000 more than floors 4 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–$2,700 | $2,450/mo | - | 11 |
| 4-ROOM | $3,950/mo | $3,600–$4,300 | $3,300/mo | - | 2 |
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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 ROOM | 10 to 12 | 68 | $500,000 | $683 | 92y 09m |
| May 2026 | 2 ROOM | 07 to 09 | 38 | $340,000 | $831 | 92y 10m |
| Apr 2026 | 4 ROOM | 13 to 15 | 93 | $695,000 | $694 | 92y 11m |
| Mar 2026 | 2 ROOM | 13 to 15 | 47 | $435,000 | $860 | 92y 11m |
| Mar 2026 | 4 ROOM | 13 to 15 | 93 | $690,000 | $689 | 93y |
| Dec 2025 | 3 ROOM | 01 to 03 | 68 | $475,000 | $649 | 93y 03m |
| Nov 2025 | 4 ROOM | 01 to 03 | 93 | $590,000 | $589 | 93y 04m |
| Nov 2025 | 2 ROOM | 10 to 12 | 47 | $402,888 | $796 | 93y 04m |
| Jul 2025 | 3 ROOM | 10 to 12 | 68 | $505,000 | $690 | 93y 08m |
| Jun 2025 | 2 ROOM | 07 to 09 | 47 | $355,000 | $702 | 93y 09m |
| May 2025 | 2 ROOM | 07 to 09 | 47 | $380,000 | $751 | 93y 10m |
| Apr 2025 | 2 ROOM | 01 to 03 | 38 | $330,000 | $807 | 93y 11m |
| Apr 2025 | 2 ROOM | 04 to 06 | 47 | $385,000 | $761 | 93y 10m |
| Mar 2025 | 2 ROOM | 10 to 12 | 47 | $395,000 | $781 | 94y |
| Mar 2025 | 4 ROOM | 07 to 09 | 93 | $682,888 | $682 | 94y |
| Feb 2025 | 4 ROOM | 04 to 06 | 93 | $610,000 | $609 | 94y 02m |
| Jan 2025 | 2 ROOM | 13 to 15 | 38 | $365,000 | $892 | 94y 03m |
| Jan 2025 | 4 ROOM | 10 to 12 | 93 | $690,168 | $689 | 94y 02m |
| Nov 2024 | 3 ROOM | 07 to 09 | 68 | $510,000 | $697 | 94y 04m |
| Oct 2024 | 4 ROOM | 07 to 09 | 93 | $625,000 | $624 | 94y 05m |
| Oct 2024 | 2 ROOM | 10 to 12 | 47 | $372,000 | $735 | 94y 05m |
| Oct 2024 | 2 ROOM | 04 to 06 | 47 | $343,888 | $680 | 94y 05m |
| Jul 2024 | 4 ROOM | 07 to 09 | 93 | $615,000 | $614 | 94y 08m |
| Jul 2024 | 4 ROOM | 01 to 03 | 93 | $565,000 | $564 | 94y 08m |
| Jul 2024 | 2 ROOM | 01 to 03 | 38 | $320,000 | $782 | 94y 08m |
| Jun 2024 | 3 ROOM | 04 to 06 | 68 | $460,000 | $628 | 94y 10m |
| May 2024 | 3 ROOM | 07 to 09 | 68 | $460,000 | $628 | 94y 10m |
| May 2024 | 2 ROOM | 04 to 06 | 47 | $325,000 | $642 | 94y 10m |
| Apr 2024 | 4 ROOM | 01 to 03 | 93 | $585,000 | $584 | 95y |
| Apr 2024 | 4 ROOM | 10 to 12 | 93 | $620,000 | $619 | 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 $25k above this block · 14 vs 9 sales
4-room median $41k above this block · 26 vs 9 sales
4-room median $15k above this block · 17 vs 9 sales
2-room median within $5k of this block
4-room median $13k above this block · 11 vs 9 sales
2-room median within $5k of this block
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.