Blk 446A Bt Batok West Ave 8
Completed 2017 · 22 storeys · 167 flats · 91 years 09 months remaining · 41 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
22 storeys · completed 2017
What the record shows
In this block, 5-room flats from floor 15 up have sold for a median of $824,000 - $62,500 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,475/mo | $3,300–$3,650 | $3,300/mo | - | 2 |
| 5-ROOM | $3,750/mo | $3,600–$3,900 | $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 · 41 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 |
|---|---|---|---|---|---|---|
| Apr 2026 | 4 ROOM | 10 to 12 | 92 | $690,000 | $697 | 91y 09m |
| Mar 2026 | 4 ROOM | 19 to 21 | 92 | $728,888 | $736 | 91y 10m |
| Jan 2026 | 5 ROOM | 16 to 18 | 112 | $868,000 | $720 | 92y 01m |
| Nov 2025 | 5 ROOM | 07 to 09 | 112 | $822,000 | $682 | 92y 03m |
| Oct 2025 | 5 ROOM | 16 to 18 | 112 | $830,000 | $688 | 92y 04m |
| Aug 2025 | 5 ROOM | 10 to 12 | 112 | $825,000 | $684 | 92y 05m |
| Jul 2025 | 5 ROOM | 04 to 06 | 112 | $820,000 | $680 | 92y 06m |
| Jun 2025 | 4 ROOM | 16 to 18 | 92 | $690,000 | $697 | 92y 07m |
| Jun 2025 | 5 ROOM | 19 to 21 | 112 | $872,000 | $723 | 92y 07m |
| Jun 2025 | 5 ROOM | 10 to 12 | 112 | $830,000 | $688 | 92y 07m |
| Jun 2025 | 5 ROOM | 10 to 12 | 112 | $800,000 | $664 | 92y 08m |
| Mar 2025 | 5 ROOM | 04 to 06 | 112 | $850,000 | $705 | 92y 11m |
| Dec 2024 | 5 ROOM | 04 to 06 | 112 | $820,000 | $680 | 93y 02m |
| Nov 2024 | 5 ROOM | 13 to 15 | 112 | $818,000 | $679 | 93y 03m |
| Nov 2024 | 5 ROOM | 16 to 18 | 112 | $840,000 | $697 | 93y 03m |
| Nov 2024 | 5 ROOM | 04 to 06 | 112 | $720,000 | $597 | 93y 03m |
| Aug 2024 | 4 ROOM | 04 to 06 | 92 | $620,000 | $626 | 93y 06m |
| Jun 2024 | 5 ROOM | 01 to 03 | 112 | $685,000 | $568 | 93y 08m |
| May 2024 | 4 ROOM | 13 to 15 | 92 | $655,000 | $661 | 93y 09m |
| Apr 2024 | 5 ROOM | 04 to 06 | 112 | $745,000 | $618 | 93y 11m |
| Feb 2024 | 5 ROOM | 13 to 15 | 112 | $795,000 | $659 | 94y 01m |
| Nov 2023 | 5 ROOM | 13 to 15 | 112 | $788,000 | $654 | 94y 03m |
| Oct 2023 | 5 ROOM | 01 to 03 | 112 | $680,000 | $564 | 94y 04m |
| Aug 2023 | 4 ROOM | 16 to 18 | 92 | $690,000 | $697 | 94y 06m |
| Aug 2023 | 4 ROOM | 10 to 12 | 92 | $670,000 | $677 | 94y 06m |
| Aug 2023 | 4 ROOM | 16 to 18 | 92 | $625,000 | $631 | 94y 06m |
| Jul 2023 | 5 ROOM | 16 to 18 | 112 | $803,888 | $667 | 94y 07m |
| May 2023 | 5 ROOM | 07 to 09 | 112 | $745,000 | $618 | 94y 10m |
| May 2023 | 5 ROOM | 07 to 09 | 112 | $770,888 | $639 | 94y 08m |
| May 2023 | 4 ROOM | 01 to 03 | 92 | $525,000 | $530 | 94y 08m |
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 $25k above this block · 7 vs 13 sales
4-room median within $5k of this block
built 2017 · same generation
4-room median $16k below this block · 31 vs 4 sales
built 2017 · same generation
4-room median $30k below this block · 16 vs 4 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.