Blk 439B Bt Batok West Ave 8
Completed 2018 · 14 storeys · 130 flats · 92 years 08 months remaining · 53 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, 4-room flats from floor 10 up have sold for a median of $670,004 - $67,504 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,600/mo | $3,600–$3,600 | $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 · 53 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 | 10 to 12 | 113 | $840,000 | $691 | 92y 08m |
| Jun 2026 | 5 ROOM | 07 to 09 | 113 | $792,888 | $652 | 92y 08m |
| Apr 2026 | 5 ROOM | 10 to 12 | 113 | $805,000 | $662 | 92y 11m |
| Apr 2026 | 4 ROOM | 07 to 09 | 93 | $718,000 | $717 | 92y 10m |
| Apr 2026 | 5 ROOM | 04 to 06 | 113 | $762,500 | $627 | 92y 10m |
| Mar 2026 | 5 ROOM | 13 to 15 | 113 | $840,000 | $691 | 93y |
| Feb 2026 | 5 ROOM | 07 to 09 | 113 | $788,888 | $649 | 93y 01m |
| Feb 2026 | 4 ROOM | 07 to 09 | 93 | $685,000 | $684 | 93y 01m |
| Feb 2026 | 4 ROOM | 13 to 15 | 93 | $720,000 | $719 | 93y |
| Jan 2026 | 4 ROOM | 07 to 09 | 93 | $678,000 | $677 | 93y 02m |
| Dec 2025 | 4 ROOM | 10 to 12 | 93 | $708,000 | $707 | 93y 03m |
| Nov 2025 | 5 ROOM | 01 to 03 | 113 | $765,000 | $629 | 93y 03m |
| Nov 2025 | 5 ROOM | 01 to 03 | 113 | $740,000 | $608 | 93y 04m |
| Oct 2025 | 4 ROOM | 07 to 09 | 93 | $675,000 | $674 | 93y 04m |
| Aug 2025 | 4 ROOM | 01 to 03 | 93 | $620,000 | $619 | 93y 07m |
| Jul 2025 | 4 ROOM | 07 to 09 | 93 | $700,000 | $699 | 93y 07m |
| Jul 2025 | 4 ROOM | 10 to 12 | 93 | $670,000 | $669 | 93y 07m |
| Jun 2025 | 4 ROOM | 10 to 12 | 93 | $701,888 | $701 | 93y 09m |
| Mar 2025 | 5 ROOM | 13 to 15 | 113 | $830,000 | $682 | 94y |
| Mar 2025 | 4 ROOM | 13 to 15 | 93 | $720,000 | $719 | 94y |
| Feb 2025 | 4 ROOM | 13 to 15 | 93 | $711,000 | $710 | 94y 01m |
| Feb 2025 | 4 ROOM | 01 to 03 | 93 | $600,000 | $599 | 94y 01m |
| Feb 2025 | 5 ROOM | 07 to 09 | 113 | $800,000 | $658 | 94y 01m |
| Jan 2025 | 4 ROOM | 04 to 06 | 93 | $630,000 | $629 | 94y 02m |
| Jan 2025 | 4 ROOM | 01 to 03 | 93 | $600,000 | $599 | 94y 02m |
| Dec 2024 | 4 ROOM | 10 to 12 | 93 | $670,008 | $669 | 94y 04m |
| Dec 2024 | 5 ROOM | 04 to 06 | 113 | $755,000 | $621 | 94y 03m |
| Oct 2024 | 5 ROOM | 10 to 12 | 113 | $823,888 | $677 | 94y 05m |
| Oct 2024 | 4 ROOM | 07 to 09 | 93 | $645,000 | $644 | 94y 05m |
| Sept 2024 | 4 ROOM | 10 to 12 | 93 | $645,000 | $644 | 94y 06m |
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 $41k below this block · 9 vs 26 sales
4-room median within $5k of this block
4-room median $26k below this block · 17 vs 26 sales
5-room median $7k above this block · 11 vs 15 sales
4-room median within $5k of this block
4-room median $16k below this block · 8 vs 26 sales
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.