Blk 449A Bt Batok West Ave 9
Completed 2017 · 18 storeys · 170 flats · 91 years 09 months remaining · 56 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 $650,000 - $62,500 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,200/mo | $2,800–$3,450 | $3,300/mo | - | 4 |
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 · 56 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | 10 to 12 | 93 | $660,000 | $659 | 91y 09m |
| Jul 2026 | 4 ROOM | 07 to 09 | 93 | $680,000 | $679 | 91y 09m |
| Jul 2026 | 4 ROOM | 13 to 15 | 93 | $698,888 | $698 | 91y 09m |
| May 2026 | 4 ROOM | 10 to 12 | 93 | $680,000 | $679 | 91y 10m |
| May 2026 | 4 ROOM | 01 to 03 | 93 | $609,000 | $608 | 91y 11m |
| Feb 2026 | 4 ROOM | 10 to 12 | 93 | $695,000 | $694 | 92y 02m |
| Jan 2026 | 4 ROOM | 10 to 12 | 93 | $685,000 | $684 | 92y 03m |
| Sept 2025 | 4 ROOM | 07 to 09 | 93 | $682,888 | $682 | 92y 07m |
| May 2025 | 4 ROOM | 01 to 03 | 93 | $610,000 | $609 | 92y 10m |
| Apr 2025 | 4 ROOM | 10 to 12 | 93 | $670,000 | $669 | 93y |
| Apr 2025 | 4 ROOM | 04 to 06 | 93 | $590,000 | $589 | 93y |
| Apr 2025 | 4 ROOM | 07 to 09 | 93 | $675,000 | $674 | 93y |
| Mar 2025 | 4 ROOM | 04 to 06 | 93 | $636,000 | $635 | 93y 01m |
| Feb 2025 | 4 ROOM | 07 to 09 | 93 | $650,000 | $649 | 93y 02m |
| Feb 2025 | 4 ROOM | 16 to 18 | 93 | $685,000 | $684 | 93y 03m |
| Jan 2025 | 4 ROOM | 01 to 03 | 93 | $595,000 | $594 | 93y 04m |
| Dec 2024 | 4 ROOM | 13 to 15 | 93 | $650,000 | $649 | 93y 05m |
| Sept 2024 | 4 ROOM | 13 to 15 | 93 | $656,000 | $655 | 93y 07m |
| Aug 2024 | 4 ROOM | 13 to 15 | 93 | $650,000 | $649 | 93y 08m |
| Aug 2024 | 4 ROOM | 10 to 12 | 93 | $630,000 | $629 | 93y 08m |
| Aug 2024 | 4 ROOM | 07 to 09 | 93 | $618,000 | $617 | 93y 08m |
| Jun 2024 | 4 ROOM | 13 to 15 | 93 | $659,000 | $658 | 93y 10m |
| Jun 2024 | 4 ROOM | 07 to 09 | 93 | $615,000 | $614 | 93y 10m |
| May 2024 | 4 ROOM | 13 to 15 | 93 | $648,000 | $647 | 93y 11m |
| May 2024 | 4 ROOM | 13 to 15 | 93 | $635,000 | $634 | 93y 11m |
| Apr 2024 | 4 ROOM | 04 to 06 | 93 | $571,000 | $570 | 94y |
| Apr 2024 | 4 ROOM | 01 to 03 | 93 | $550,000 | $549 | 94y |
| Mar 2024 | 4 ROOM | 04 to 06 | 93 | $595,000 | $594 | 94y 01m |
| Mar 2024 | 4 ROOM | 07 to 09 | 93 | $622,000 | $621 | 94y 01m |
| Feb 2024 | 4 ROOM | 13 to 15 | 93 | $650,000 | $649 | 94y 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.
4-room median $34k below this block · 13 vs 21 sales
4-room median $18k above this block · 31 vs 21 sales
4-room median within $5k of this block
built 2017 · same generation
built 2017 · same generation
4-room median $18k above this block · 8 vs 21 sales
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.