Blk 448B Bt Batok West Ave 9
Completed 2017 · 19 storeys · 162 flats · 91 years 10 months remaining · 29 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
19 storeys · completed 2017
What the record shows
In this block, 2-room flats from floor 13 up have sold for a median of $340,000 - $10,000 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 | $2,175/mo | $1,900–$2,500 | $2,450/mo | - | 6 |
| 3-ROOM | $2,775/mo | $2,700–$2,850 | $2,700/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 · 29 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 29
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 ROOM | 13 to 15 | 68 | $500,000 | $683 | 91y 10m |
| Jun 2026 | 2 ROOM | 16 to 18 | 38 | $330,000 | $807 | 91y 09m |
| Mar 2026 | 2 ROOM | 13 to 15 | 47 | $380,000 | $751 | 92y 01m |
| Feb 2026 | 2 ROOM | 10 to 12 | 47 | $388,000 | $767 | 92y 02m |
| Dec 2025 | 2 ROOM | 19 to 21 | 38 | $335,000 | $819 | 92y 04m |
| Nov 2025 | 2 ROOM | 13 to 15 | 38 | $340,000 | $831 | 92y 04m |
| Sept 2025 | 3 ROOM | 01 to 03 | 68 | $476,000 | $650 | 92y 06m |
| May 2025 | 2 ROOM | 01 to 03 | 47 | $350,000 | $692 | 92y 11m |
| Apr 2025 | 2 ROOM | 01 to 03 | 47 | $330,000 | $652 | 93y |
| Apr 2025 | 3 ROOM | 04 to 06 | 68 | $490,000 | $669 | 92y 11m |
| Apr 2025 | 2 ROOM | 10 to 12 | 47 | $360,000 | $712 | 92y 11m |
| Jan 2025 | 2 ROOM | 01 to 03 | 38 | $330,000 | $807 | 93y 03m |
| Oct 2024 | 3 ROOM | 13 to 15 | 68 | $488,000 | $667 | 93y 07m |
| Jun 2024 | 2 ROOM | 10 to 12 | 47 | $360,000 | $712 | 93y 10m |
| May 2024 | 2 ROOM | 04 to 06 | 47 | $345,000 | $682 | 93y 11m |
| Mar 2024 | 2 ROOM | 16 to 18 | 38 | $340,000 | $831 | 94y 02m |
| Feb 2024 | 3 ROOM | 13 to 15 | 68 | $450,000 | $615 | 94y 02m |
| Nov 2023 | 3 ROOM | 04 to 06 | 68 | $468,000 | $639 | 94y 05m |
| Nov 2023 | 2 ROOM | 04 to 06 | 38 | $290,000 | $709 | 94y 05m |
| Oct 2023 | 2 ROOM | 01 to 03 | 47 | $320,000 | $633 | 94y 07m |
| Sept 2023 | 3 ROOM | 13 to 15 | 68 | $465,000 | $635 | 94y 07m |
| Sept 2023 | 3 ROOM | 10 to 12 | 68 | $460,888 | $630 | 94y 06m |
| Aug 2023 | 3 ROOM | 07 to 09 | 68 | $450,000 | $615 | 94y 07m |
| Jul 2023 | 2 ROOM | 16 to 18 | 47 | $370,000 | $731 | 94y 08m |
| May 2023 | 3 ROOM | 01 to 03 | 68 | $438,000 | $598 | 94y 11m |
| May 2023 | 3 ROOM | 16 to 18 | 68 | $480,000 | $656 | 94y 11m |
| Apr 2023 | 3 ROOM | 07 to 09 | 68 | $452,500 | $618 | 94y 11m |
| Mar 2023 | 3 ROOM | 07 to 09 | 68 | $450,000 | $615 | 95y |
| Feb 2023 | 3 ROOM | 16 to 18 | 68 | $470,000 | $642 | 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.
2-room median $39k above this block · 4 vs 9 sales
2-room median $35k above this block · 9 vs 9 sales
built 2017 · same generation
2-room median $20k above this block · 8 vs 9 sales
built 2017 · same generation
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.