Blk 448C Bt Batok West Ave 9
Completed 2017 · 18 storeys · 187 flats · 92 years remaining · 49 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
18 storeys · completed 2017
What the record shows
In this block, 4-room flats from floor 12 up have sold for a median of $638,000 - $38,000 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 | $2,500/mo | $2,400–$2,500 | $2,450/mo | - | 5 |
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 · 49 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 | 3 ROOM | 16 to 18 | 68 | $515,000 | $704 | 92y |
| Feb 2026 | 2 ROOM | 16 to 18 | 47 | $400,000 | $791 | 92y 02m |
| Feb 2026 | 2 ROOM | 10 to 12 | 47 | $358,888 | $709 | 92y 02m |
| Feb 2026 | 4 ROOM | 04 to 06 | 93 | $650,000 | $649 | 92y 02m |
| Jan 2026 | 3 ROOM | 13 to 15 | 68 | $540,000 | $738 | 92y 03m |
| Nov 2025 | 4 ROOM | 04 to 06 | 93 | $600,000 | $599 | 92y 05m |
| Sept 2025 | 4 ROOM | 16 to 18 | 93 | $715,000 | $714 | 92y 06m |
| Jul 2025 | 2 ROOM | 10 to 12 | 47 | $355,000 | $702 | 92y 10m |
| Jul 2025 | 3 ROOM | 13 to 15 | 68 | $515,888 | $705 | 92y 09m |
| Apr 2025 | 4 ROOM | 04 to 06 | 93 | $630,000 | $629 | 92y 11m |
| Apr 2025 | 2 ROOM | 16 to 18 | 47 | $425,000 | $840 | 93y |
| Jan 2025 | 4 ROOM | 04 to 06 | 93 | $640,000 | $639 | 93y 03m |
| Dec 2024 | 4 ROOM | 16 to 18 | 93 | $645,888 | $645 | 93y 04m |
| Nov 2024 | 4 ROOM | 01 to 03 | 93 | $600,000 | $599 | 93y 05m |
| Aug 2024 | 4 ROOM | 13 to 15 | 93 | $638,000 | $637 | 93y 08m |
| Aug 2024 | 4 ROOM | 10 to 12 | 93 | $622,000 | $621 | 93y 08m |
| Jul 2024 | 4 ROOM | 04 to 06 | 93 | $598,888 | $598 | 93y 09m |
| Jul 2024 | 4 ROOM | 04 to 06 | 93 | $573,000 | $572 | 93y 10m |
| Jul 2024 | 4 ROOM | 01 to 03 | 93 | $605,000 | $604 | 93y 09m |
| Jul 2024 | 4 ROOM | 13 to 15 | 93 | $618,000 | $617 | 93y 09m |
| Jun 2024 | 3 ROOM | 04 to 06 | 68 | $430,000 | $587 | 93y 10m |
| May 2024 | 2 ROOM | 07 to 09 | 47 | $340,000 | $672 | 93y 11m |
| Feb 2024 | 4 ROOM | 10 to 12 | 93 | $637,000 | $636 | 94y 02m |
| Jan 2024 | 4 ROOM | 13 to 15 | 93 | $630,000 | $629 | 94y 03m |
| Jan 2024 | 4 ROOM | 13 to 15 | 93 | $635,000 | $634 | 94y 04m |
| Jan 2024 | 4 ROOM | 13 to 15 | 93 | $620,000 | $619 | 94y 02m |
| Dec 2023 | 2 ROOM | 16 to 18 | 47 | $365,000 | $721 | 94y 04m |
| Nov 2023 | 4 ROOM | 07 to 09 | 93 | $618,000 | $617 | 94y 05m |
| Nov 2023 | 3 ROOM | 10 to 12 | 68 | $448,888 | $613 | 94y 05m |
| Oct 2023 | 4 ROOM | 01 to 03 | 93 | $565,000 | $564 | 94y 06m |
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 below this block · 9 vs 4 sales
4-room median $34k above this block · 21 vs 13 sales
2-room median within $5k of this block
4-room median $52k above this block · 31 vs 13 sales
4-room median $31k above this block · 16 vs 13 sales
built 2017 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.5×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.