Blk 442A Bt Batok West Ave 8
Completed 2018 · 14 storeys · 130 flats · 91 years 09 months remaining · 49 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, 5-room flats from floor 10 up have sold for a median of $770,500 - $30,500 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 | $3,800–$4,500 | $3,600/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 · 49 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 | 04 to 06 | 112 | $770,000 | $639 | 91y 09m |
| Jun 2026 | 5 ROOM | 10 to 12 | 112 | $832,888 | $691 | 91y 10m |
| Jun 2026 | 5 ROOM | 01 to 03 | 112 | $729,888 | $605 | 91y 10m |
| Apr 2026 | 4 ROOM | 01 to 03 | 92 | $560,000 | $565 | 92y |
| Mar 2026 | 5 ROOM | 04 to 06 | 112 | $780,000 | $647 | 92y 01m |
| Mar 2026 | 4 ROOM | 07 to 09 | 92 | $660,000 | $666 | 92y |
| Feb 2026 | 5 ROOM | 10 to 12 | 112 | $828,000 | $687 | 92y 02m |
| Feb 2026 | 5 ROOM | 10 to 12 | 112 | $830,000 | $688 | 92y 02m |
| Aug 2025 | 4 ROOM | 10 to 12 | 92 | $670,000 | $677 | 92y 07m |
| Aug 2025 | 4 ROOM | 01 to 03 | 92 | $570,000 | $576 | 92y 07m |
| Jul 2025 | 5 ROOM | 04 to 06 | 112 | $800,000 | $664 | 92y 09m |
| Jun 2025 | 5 ROOM | 13 to 15 | 112 | $840,000 | $697 | 92y 10m |
| Jun 2025 | 4 ROOM | 07 to 09 | 92 | $663,888 | $670 | 92y 10m |
| May 2025 | 4 ROOM | 01 to 03 | 92 | $630,000 | $636 | 92y 10m |
| May 2025 | 4 ROOM | 13 to 15 | 92 | $682,000 | $689 | 92y 11m |
| May 2025 | 4 ROOM | 07 to 09 | 92 | $650,000 | $656 | 92y 11m |
| Feb 2025 | 5 ROOM | 07 to 09 | 112 | $750,000 | $622 | 93y 02m |
| Nov 2024 | 5 ROOM | 13 to 15 | 112 | $785,000 | $651 | 93y 06m |
| Oct 2024 | 5 ROOM | 13 to 15 | 112 | $830,000 | $688 | 93y 07m |
| Jun 2024 | 4 ROOM | 13 to 15 | 92 | $645,000 | $651 | 93y 10m |
| Jun 2024 | 5 ROOM | 01 to 03 | 112 | $665,000 | $552 | 93y 10m |
| May 2024 | 5 ROOM | 13 to 15 | 112 | $770,000 | $639 | 93y 11m |
| May 2024 | 4 ROOM | 01 to 03 | 92 | $565,000 | $571 | 93y 11m |
| Mar 2024 | 5 ROOM | 10 to 12 | 112 | $733,000 | $608 | 94y 01m |
| Feb 2024 | 5 ROOM | 13 to 15 | 112 | $771,000 | $640 | 94y 02m |
| Feb 2024 | 5 ROOM | 07 to 09 | 112 | $765,000 | $635 | 94y 02m |
| Feb 2024 | 5 ROOM | 04 to 06 | 112 | $768,000 | $637 | 94y 02m |
| Jan 2024 | 5 ROOM | 07 to 09 | 112 | $752,000 | $624 | 94y 02m |
| Jan 2024 | 5 ROOM | 04 to 06 | 112 | $740,000 | $614 | 94y 03m |
| Nov 2023 | 4 ROOM | 07 to 09 | 92 | $620,000 | $626 | 94y 04m |
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.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
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 $10k above this block · 7 vs 8 sales
4-room median $5k above this block · 13 vs 8 sales
5-room median within $5k of this block
5-room median $7k below this block · 15 vs 11 sales
5-room median $10k above this block · 16 vs 11 sales
5-room median $24k above this block · 6 vs 11 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.