Blk 445B Bt Batok West Ave 8
Completed 2017 · 21 storeys · 160 flats · 91 years 10 months remaining · 28 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
21 storeys · completed 2017
What the record shows
In this block, 4-room flats from floor 14 up have sold for a median of $690,500 - $110,500 more than floors 7 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 |
|---|---|---|---|---|---|
| 2-ROOM | $2,250/mo | $600–$2,500 | $2,450/mo | - | 4 |
| 4-ROOM | $3,550/mo | $3,500–$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 · 28 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 28
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Mar 2026 | 4 ROOM | 19 to 21 | 92 | $740,000 | $747 | 91y 10m |
| Feb 2026 | 2 ROOM | 01 to 03 | 47 | $360,000 | $712 | 91y 11m |
| Nov 2025 | 2 ROOM | 04 to 06 | 47 | $375,000 | $741 | 92y 03m |
| May 2025 | 4 ROOM | 19 to 21 | 92 | $745,000 | $752 | 92y 09m |
| Mar 2025 | 2 ROOM | 04 to 06 | 47 | $380,000 | $751 | 92y 11m |
| Jan 2025 | 4 ROOM | 16 to 18 | 92 | $713,000 | $720 | 93y 01m |
| Jan 2025 | 4 ROOM | 07 to 09 | 92 | $650,000 | $656 | 93y 02m |
| Jan 2025 | 4 ROOM | 04 to 06 | 92 | $650,000 | $656 | 93y 02m |
| Jan 2025 | 4 ROOM | 07 to 09 | 92 | $670,888 | $677 | 93y 01m |
| Dec 2024 | 2 ROOM | 16 to 18 | 47 | $425,000 | $840 | 93y 02m |
| Nov 2024 | 2 ROOM | 07 to 09 | 47 | $368,888 | $729 | 93y 03m |
| Aug 2024 | 2 ROOM | 10 to 12 | 47 | $360,000 | $712 | 93y 06m |
| Aug 2024 | 2 ROOM | 04 to 06 | 47 | $358,888 | $709 | 93y 07m |
| May 2024 | 4 ROOM | 19 to 21 | 92 | $658,000 | $664 | 93y 09m |
| Mar 2024 | 2 ROOM | 01 to 03 | 47 | $330,000 | $652 | 93y 10m |
| Mar 2024 | 4 ROOM | 01 to 03 | 92 | $555,000 | $560 | 93y 11m |
| Feb 2024 | 2 ROOM | 01 to 03 | 47 | $315,000 | $623 | 93y 11m |
| Jan 2024 | 2 ROOM | 19 to 21 | 47 | $350,000 | $692 | 94y |
| Dec 2023 | 2 ROOM | 04 to 06 | 38 | $316,000 | $773 | 94y 02m |
| Nov 2023 | 4 ROOM | 13 to 15 | 92 | $628,888 | $635 | 94y 03m |
| Nov 2023 | 4 ROOM | 04 to 06 | 92 | $580,000 | $586 | 94y 03m |
| Nov 2023 | 4 ROOM | 16 to 18 | 92 | $668,000 | $675 | 94y 02m |
| Sept 2023 | 4 ROOM | 01 to 03 | 92 | $535,000 | $540 | 94y 04m |
| Aug 2023 | 4 ROOM | 13 to 15 | 92 | $638,000 | $644 | 94y 06m |
| Apr 2023 | 4 ROOM | 16 to 18 | 92 | $590,000 | $596 | 94y 10m |
| Jan 2023 | 2 ROOM | 04 to 06 | 47 | $360,000 | $712 | 95y 01m |
| Oct 2022 | 4 ROOM | 07 to 09 | 92 | $550,000 | $555 | 95y 04m |
| Sept 2022 | 2 ROOM | 19 to 21 | 47 | $350,000 | $692 | 95y 05m |
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 $17k below this block · 15 vs 6 sales
4-room median within $5k of this block
built 2017 · same generation
2-room median within $5k of this block
2-room median $6k above this block · 9 vs 7 sales
4-room median $18k below this block · 31 vs 6 sales
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.