Blk 449B Bt Batok West Ave 9
Completed 2017 · 19 storeys · 180 flats · 91 years 10 months remaining · 69 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, 4-room flats from floor 13 up have sold for a median of $665,000 - $61,056 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.
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 · 69 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | 10 to 12 | 93 | $700,000 | $699 | 91y 10m |
| Apr 2026 | 4 ROOM | 07 to 09 | 93 | $660,888 | $660 | 92y |
| Apr 2026 | 4 ROOM | 07 to 09 | 93 | $680,000 | $679 | 92y 01m |
| Mar 2026 | 4 ROOM | 04 to 06 | 93 | $640,000 | $639 | 92y 01m |
| Jan 2026 | 4 ROOM | 16 to 18 | 93 | $690,000 | $689 | 92y 03m |
| Nov 2025 | 4 ROOM | 13 to 15 | 93 | $716,000 | $715 | 92y 05m |
| Nov 2025 | 4 ROOM | 07 to 09 | 93 | $673,888 | $673 | 92y 04m |
| Oct 2025 | 4 ROOM | 01 to 03 | 93 | $643,888 | $643 | 92y 06m |
| Sept 2025 | 4 ROOM | 10 to 12 | 93 | $718,000 | $717 | 92y 07m |
| Aug 2025 | 4 ROOM | 10 to 12 | 93 | $688,000 | $687 | 92y 08m |
| Jul 2025 | 4 ROOM | 01 to 03 | 93 | $600,000 | $599 | 92y 08m |
| Jul 2025 | 4 ROOM | 10 to 12 | 93 | $712,000 | $711 | 92y 09m |
| Jun 2025 | 4 ROOM | 16 to 18 | 93 | $718,000 | $717 | 92y 10m |
| Jun 2025 | 4 ROOM | 04 to 06 | 93 | $643,000 | $642 | 92y 10m |
| May 2025 | 4 ROOM | 01 to 03 | 93 | $608,000 | $607 | 92y 10m |
| Mar 2025 | 4 ROOM | 13 to 15 | 93 | $720,000 | $719 | 93y 01m |
| Feb 2025 | 4 ROOM | 10 to 12 | 93 | $708,000 | $707 | 93y 03m |
| Jan 2025 | 4 ROOM | 07 to 09 | 93 | $680,000 | $679 | 93y 03m |
| Nov 2024 | 4 ROOM | 07 to 09 | 93 | $630,000 | $629 | 93y 05m |
| Oct 2024 | 4 ROOM | 07 to 09 | 93 | $628,000 | $627 | 93y 06m |
| Oct 2024 | 4 ROOM | 19 to 21 | 93 | $695,888 | $695 | 93y 06m |
| Oct 2024 | 4 ROOM | 16 to 18 | 93 | $655,888 | $655 | 93y 06m |
| Sept 2024 | 4 ROOM | 07 to 09 | 93 | $640,000 | $639 | 93y 07m |
| Sept 2024 | 4 ROOM | 13 to 15 | 93 | $708,000 | $707 | 93y 07m |
| Sept 2024 | 4 ROOM | 19 to 21 | 93 | $690,000 | $689 | 93y 07m |
| Sept 2024 | 4 ROOM | 04 to 06 | 93 | $608,000 | $607 | 93y 07m |
| Aug 2024 | 4 ROOM | 04 to 06 | 93 | $608,000 | $607 | 93y 07m |
| Aug 2024 | 4 ROOM | 16 to 18 | 93 | $680,000 | $679 | 93y 08m |
| Aug 2024 | 4 ROOM | 07 to 09 | 93 | $653,888 | $653 | 93y 08m |
| Aug 2024 | 4 ROOM | 13 to 15 | 93 | $630,000 | $629 | 93y 07m |
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 $18k below this block · 21 vs 31 sales
4-room median $52k below this block · 13 vs 31 sales
4-room median $21k below this block · 16 vs 31 sales
built 2017 · same generation
built 2017 · same generation
built 2017 · same generation
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.