Blk 448A Bt Batok West Ave 9
Completed 2017 · 20 storeys · 171 flats · 91 years 10 months remaining · 39 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
20 storeys · completed 2017
What the record shows
In this block, 3-room flats from floor 14 up have sold for a median of $480,000 - $18,500 more than floors 6 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 9 has already fetched $870,000 - 87% 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 | $2,300/mo | $1,200–$2,600 | $2,450/mo | - | 11 |
| 3-ROOM | $2,000/mo | $2,000–$2,000 | $2,700/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 · 39 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 |
|---|---|---|---|---|---|---|
| May 2026 | 3 ROOM | 13 to 15 | 68 | $530,000 | $724 | 91y 10m |
| May 2026 | 2 ROOM | 13 to 15 | 47 | $395,000 | $781 | 91y 11m |
| Mar 2026 | 2 ROOM | 04 to 06 | 38 | $320,000 | $782 | 92y 01m |
| Mar 2026 | 3 ROOM | 04 to 06 | 68 | $475,000 | $649 | 92y 02m |
| Feb 2026 | 2 ROOM | 19 to 21 | 47 | $398,000 | $787 | 92y 02m |
| Sept 2025 | 2 ROOM | 07 to 09 | 47 | $375,000 | $741 | 92y 06m |
| Jul 2025 | 2 ROOM | 16 to 18 | 47 | $406,888 | $804 | 92y 08m |
| Jul 2025 | 2 ROOM | 07 to 09 | 47 | $365,000 | $721 | 92y 09m |
| Jul 2025 | 3 ROOM | 10 to 12 | 68 | $530,000 | $724 | 92y 08m |
| Jun 2025 | 3 ROOM | 19 to 21 | 68 | $550,000 | $751 | 92y 09m |
| Apr 2025 | 3 ROOM | 04 to 06 | 68 | $480,000 | $656 | 93y |
| Feb 2025 | 3 ROOM | 19 to 21 | 68 | $560,000 | $765 | 93y 02m |
| Jan 2025 | 2 ROOM | 04 to 06 | 38 | $340,000 | $831 | 93y 03m |
| Dec 2024 | 2 ROOM | 19 to 21 | 38 | $340,000 | $831 | 93y 05m |
| Dec 2024 | 3 ROOM | 13 to 15 | 68 | $520,000 | $710 | 93y 04m |
| Dec 2024 | 3 ROOM | 13 to 15 | 68 | $482,000 | $659 | 93y 05m |
| Nov 2024 | 3 ROOM | 04 to 06 | 68 | $448,000 | $612 | 93y 06m |
| Sept 2024 | 2 ROOM | 16 to 18 | 47 | $378,000 | $747 | 93y 07m |
| Aug 2024 | 3 ROOM | 04 to 06 | 68 | $480,000 | $656 | 93y 08m |
| Jan 2024 | 3 ROOM | 19 to 21 | 68 | $480,000 | $656 | 94y 03m |
| Dec 2023 | 2 ROOM | 10 to 12 | 47 | $370,000 | $731 | 94y 04m |
| Dec 2023 | 3 ROOM | 10 to 12 | 68 | $450,000 | $615 | 94y 04m |
| Nov 2023 | 2 ROOM | 13 to 15 | 47 | $375,000 | $741 | 94y 05m |
| Oct 2023 | 3 ROOM | 01 to 03 | 68 | $425,000 | $581 | 94y 06m |
| Oct 2023 | 2 ROOM | 13 to 15 | 47 | $333,000 | $658 | 94y 06m |
| Aug 2023 | 2 ROOM | 10 to 12 | 47 | $335,000 | $662 | 94y 07m |
| Aug 2023 | 3 ROOM | 04 to 06 | 68 | $445,000 | $608 | 94y 07m |
| Jul 2023 | 3 ROOM | 10 to 12 | 68 | $468,000 | $639 | 94y 09m |
| Jul 2023 | 2 ROOM | 07 to 09 | 38 | $305,000 | $746 | 94y 09m |
| Jun 2023 | 2 ROOM | 10 to 12 | 47 | $318,000 | $629 | 94y 10m |
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.
2-room median $35k below this block · 9 vs 9 sales
built 2017 · same generation
2-room median within $5k of this block
2-room median $15k below this block · 8 vs 9 sales
2-room median $7k below this block · 15 vs 9 sales
built 2017 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.