Blk 442B Bt Batok West Ave 8
Completed 2017 · 14 storeys · 78 flats · 92 years remaining · 26 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 $800,000 - $67,500 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 |
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 · 26 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 26
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | 04 to 06 | 92 | $668,000 | $675 | 92y |
| Feb 2026 | 4 ROOM | 07 to 09 | 92 | $670,000 | $677 | 92y 02m |
| Feb 2026 | 4 ROOM | 07 to 09 | 92 | $680,000 | $687 | 92y 02m |
| Jan 2026 | 5 ROOM | 01 to 03 | 112 | $745,000 | $618 | 92y 03m |
| Dec 2025 | 5 ROOM | 10 to 12 | 112 | $835,000 | $693 | 92y 03m |
| Jul 2025 | 4 ROOM | 10 to 12 | 92 | $700,000 | $707 | 92y 08m |
| Jun 2025 | 4 ROOM | 13 to 15 | 92 | $680,000 | $687 | 92y 09m |
| Jan 2025 | 5 ROOM | 04 to 06 | 112 | $805,000 | $668 | 93y 04m |
| Dec 2024 | 4 ROOM | 07 to 09 | 92 | $660,000 | $666 | 93y 05m |
| Dec 2024 | 4 ROOM | 07 to 09 | 92 | $650,000 | $656 | 93y 04m |
| Nov 2024 | 5 ROOM | 10 to 12 | 112 | $808,000 | $670 | 93y 05m |
| Nov 2024 | 5 ROOM | 13 to 15 | 112 | $850,000 | $705 | 93y 05m |
| Sept 2024 | 4 ROOM | 13 to 15 | 92 | $675,000 | $682 | 93y 07m |
| Sept 2024 | 5 ROOM | 07 to 09 | 112 | $800,000 | $664 | 93y 07m |
| Aug 2024 | 5 ROOM | 13 to 15 | 112 | $800,000 | $664 | 93y 08m |
| Aug 2024 | 5 ROOM | 13 to 15 | 112 | $830,000 | $688 | 93y 08m |
| Jul 2024 | 5 ROOM | 07 to 09 | 112 | $758,000 | $629 | 93y 09m |
| Jul 2024 | 5 ROOM | 10 to 12 | 112 | $795,000 | $659 | 93y 09m |
| May 2024 | 5 ROOM | 10 to 12 | 112 | $780,000 | $647 | 93y 11m |
| May 2024 | 5 ROOM | 13 to 15 | 112 | $800,000 | $664 | 93y 11m |
| Feb 2024 | 5 ROOM | 04 to 06 | 112 | $690,000 | $572 | 94y 02m |
| Dec 2023 | 4 ROOM | 01 to 03 | 92 | $550,000 | $555 | 94y 04m |
| Oct 2023 | 5 ROOM | 04 to 06 | 112 | $720,000 | $597 | 94y 05m |
| Jul 2023 | 4 ROOM | 07 to 09 | 92 | $590,000 | $596 | 94y 08m |
| May 2023 | 4 ROOM | 04 to 06 | 92 | $550,000 | $555 | 94y 11m |
| Mar 2023 | 5 ROOM | 13 to 15 | 112 | $790,000 | $655 | 95y 01m |
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 $22k above this block · 6 vs 10 sales
5-room median within $5k of this block
5-room median $8k above this block · 16 vs 10 sales
5-room median $22k below this block · 11 vs 10 sales
4-room median $13k below this block · 13 vs 8 sales
4-room median $23k below this block · 13 vs 8 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.