Blk 440C Bt Batok West Ave 8
Completed 2017 · 14 storeys · 103 flats · 91 years 08 months remaining · 35 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
14 storeys · completed 2017
What the record shows
In this block, 5-room flats from floor 10 up have sold for a median of $807,500 - $77,500 more than floors 4 and below, same flat type, same block.
This block crosses 60 years remaining in 2058 - 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 | $3,300/mo | $3,300–$3,300 | $3,300/mo | - | 1 |
| 5-ROOM | $4,150/mo | $4,150–$4,150 | $3,600/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 | 5 ROOM | 13 to 15 | 112 | $850,000 | $705 | 91y 08m |
| Jul 2026 | 5 ROOM | 01 to 03 | 112 | $750,000 | $622 | 91y 09m |
| Jul 2026 | 5 ROOM | 01 to 03 | 112 | $760,000 | $630 | 91y 09m |
| Jun 2026 | 5 ROOM | 13 to 15 | 112 | $819,000 | $679 | 91y 10m |
| Jun 2026 | 4 ROOM | 01 to 03 | 92 | $600,000 | $606 | 91y 10m |
| Mar 2026 | 5 ROOM | 13 to 15 | 112 | $815,000 | $676 | 92y |
| Nov 2025 | 4 ROOM | 10 to 12 | 92 | $702,000 | $709 | 92y 05m |
| Jul 2025 | 5 ROOM | 07 to 09 | 112 | $810,000 | $672 | 92y 08m |
| May 2025 | 4 ROOM | 07 to 09 | 92 | $655,000 | $661 | 92y 10m |
| Mar 2025 | 4 ROOM | 04 to 06 | 92 | $630,000 | $636 | 93y |
| Feb 2025 | 5 ROOM | 01 to 03 | 112 | $760,000 | $630 | 93y 02m |
| Jan 2025 | 4 ROOM | 01 to 03 | 92 | $580,000 | $586 | 93y 04m |
| Nov 2024 | 5 ROOM | 01 to 03 | 112 | $720,000 | $597 | 93y 06m |
| Nov 2024 | 4 ROOM | 07 to 09 | 92 | $638,888 | $645 | 93y 05m |
| Jul 2024 | 5 ROOM | 07 to 09 | 112 | $750,000 | $622 | 93y 08m |
| Jul 2024 | 4 ROOM | 07 to 09 | 92 | $615,000 | $621 | 93y 09m |
| Jun 2024 | 4 ROOM | 07 to 09 | 92 | $636,000 | $642 | 93y 10m |
| Jun 2024 | 5 ROOM | 01 to 03 | 112 | $688,000 | $571 | 93y 10m |
| Apr 2024 | 5 ROOM | 01 to 03 | 112 | $690,000 | $572 | 94y |
| Apr 2024 | 4 ROOM | 10 to 12 | 92 | $620,000 | $626 | 93y 11m |
| Apr 2024 | 4 ROOM | 01 to 03 | 92 | $550,000 | $555 | 94y |
| Mar 2024 | 5 ROOM | 04 to 06 | 112 | $735,000 | $610 | 94y 01m |
| Jan 2024 | 5 ROOM | 07 to 09 | 112 | $775,000 | $643 | 94y 03m |
| Nov 2023 | 5 ROOM | 04 to 06 | 112 | $718,000 | $596 | 94y 04m |
| Sept 2023 | 5 ROOM | 13 to 15 | 112 | $800,000 | $664 | 94y 06m |
| Jun 2023 | 4 ROOM | 01 to 03 | 92 | $590,000 | $596 | 94y 10m |
| May 2023 | 5 ROOM | 04 to 06 | 112 | $730,000 | $606 | 94y 10m |
| May 2023 | 5 ROOM | 07 to 09 | 112 | $793,000 | $658 | 94y 11m |
| May 2023 | 4 ROOM | 07 to 09 | 92 | $590,000 | $596 | 94y 11m |
| Apr 2023 | 4 ROOM | 04 to 06 | 92 | $585,000 | $591 | 95y |
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.
5-room median $63k above this block · 15 vs 9 sales
5-room median $45k above this block · 11 vs 9 sales
4-room median $43k above this block · 4 vs 7 sales
4-room median $8k above this block · 6 vs 7 sales
4-room median $20k above this block · 13 vs 7 sales
4-room median $47k above this block · 6 vs 7 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.6×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.