Blk 442C Bt Batok West Ave 8
Completed 2017 · 14 storeys · 78 flats · 91 years 09 months remaining · 19 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 $778,000 - $68,000 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 | $3,500/mo | $3,500–$3,500 | $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 · 19 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 19
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5 ROOM | 10 to 12 | 112 | $820,000 | $680 | 91y 09m |
| May 2026 | 4 ROOM | 04 to 06 | 92 | $656,888 | $663 | 91y 11m |
| Dec 2025 | 4 ROOM | 01 to 03 | 92 | $656,000 | $662 | 92y 03m |
| Nov 2025 | 5 ROOM | 07 to 09 | 112 | $828,000 | $687 | 92y 05m |
| Nov 2025 | 5 ROOM | 04 to 06 | 112 | $788,000 | $654 | 92y 04m |
| Jun 2025 | 5 ROOM | 13 to 15 | 112 | $830,000 | $688 | 92y 10m |
| Sept 2024 | 5 ROOM | 07 to 09 | 112 | $830,000 | $688 | 93y 07m |
| Aug 2024 | 4 ROOM | 04 to 06 | 92 | $620,000 | $626 | 93y 08m |
| Jul 2024 | 5 ROOM | 01 to 03 | 112 | $680,000 | $564 | 93y 09m |
| Jun 2024 | 5 ROOM | 07 to 09 | 112 | $740,000 | $614 | 93y 10m |
| Jun 2024 | 5 ROOM | 04 to 06 | 112 | $710,000 | $589 | 93y 10m |
| Oct 2023 | 4 ROOM | 07 to 09 | 92 | $600,000 | $606 | 94y 07m |
| Aug 2023 | 5 ROOM | 10 to 12 | 112 | $758,000 | $629 | 94y 08m |
| Aug 2023 | 4 ROOM | 10 to 12 | 92 | $610,000 | $616 | 94y 08m |
| Aug 2023 | 4 ROOM | 04 to 06 | 92 | $580,000 | $586 | 94y 09m |
| May 2023 | 4 ROOM | 07 to 09 | 92 | $605,000 | $611 | 94y 11m |
| Mar 2023 | 5 ROOM | 13 to 15 | 112 | $745,000 | $618 | 95y |
| Mar 2023 | 5 ROOM | 10 to 12 | 112 | $778,000 | $645 | 95y |
| Mar 2023 | 4 ROOM | 07 to 09 | 92 | $645,888 | $652 | 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.
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.
5-room median $22k below this block · 10 vs 6 sales
5-room median $14k below this block · 16 vs 6 sales
4-room median $6k below this block · 13 vs 3 sales
5-room median $24k below this block · 11 vs 6 sales
built 2024 · same generation
5-room median $43k below this block · 11 vs 6 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.