Blk 450A Bt Batok West Ave 6
Completed 2017 · 22 storeys · 225 flats · 92 years remaining · 50 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
22 storeys · completed 2017
What the record shows
In this block, 2-room flats from floor 15 up have sold for a median of $356,000 - $16,000 more than floors 7 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).
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 | $1,300–$2,600 | $2,450/mo | - | 9 |
| 3-ROOM | $3,000/mo | $2,900–$3,100 | $2,700/mo | - | 3 |
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 · 50 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 | 67 | $540,000 | $749 | 92y |
| Apr 2026 | 3 ROOM | 04 to 06 | 67 | $480,000 | $666 | 92y |
| Feb 2026 | 2 ROOM | 04 to 06 | 47 | $390,000 | $771 | 92y 02m |
| Nov 2025 | 3 ROOM | 07 to 09 | 67 | $520,000 | $721 | 92y 05m |
| Aug 2025 | 3 ROOM | 01 to 03 | 67 | $470,000 | $652 | 92y 08m |
| Jul 2025 | 3 ROOM | 13 to 15 | 67 | $535,000 | $742 | 92y 09m |
| Jun 2025 | 2 ROOM | 07 to 09 | 47 | $383,000 | $757 | 92y 10m |
| Jun 2025 | 3 ROOM | 01 to 03 | 67 | $500,000 | $693 | 92y 10m |
| Apr 2025 | 2 ROOM | 04 to 06 | 38 | $358,000 | $875 | 93y |
| Apr 2025 | 3 ROOM | 07 to 09 | 67 | $510,000 | $707 | 93y |
| Apr 2025 | 3 ROOM | 13 to 15 | 67 | $515,000 | $714 | 93y |
| Mar 2025 | 2 ROOM | 13 to 15 | 38 | $368,000 | $900 | 93y 01m |
| Feb 2025 | 3 ROOM | 01 to 03 | 67 | $475,000 | $659 | 93y 03m |
| Nov 2024 | 2 ROOM | 01 to 03 | 47 | $350,000 | $692 | 93y 05m |
| Oct 2024 | 2 ROOM | 10 to 12 | 47 | $375,000 | $741 | 93y 06m |
| Aug 2024 | 2 ROOM | 10 to 12 | 38 | $345,000 | $843 | 93y 08m |
| Aug 2024 | 2 ROOM | 10 to 12 | 47 | $382,000 | $755 | 93y 08m |
| Apr 2024 | 3 ROOM | 07 to 09 | 67 | $485,000 | $673 | 94y |
| Mar 2024 | 2 ROOM | 07 to 09 | 47 | $348,000 | $688 | 94y 02m |
| Feb 2024 | 2 ROOM | 22 to 24 | 47 | $362,000 | $716 | 94y 01m |
| Jan 2024 | 3 ROOM | 16 to 18 | 67 | $485,000 | $673 | 94y 04m |
| Jan 2024 | 3 ROOM | 13 to 15 | 67 | $485,000 | $673 | 94y 02m |
| Jan 2024 | 2 ROOM | 16 to 18 | 47 | $372,000 | $735 | 94y 03m |
| Dec 2023 | 2 ROOM | 22 to 24 | 47 | $350,000 | $692 | 94y 04m |
| Nov 2023 | 3 ROOM | 16 to 18 | 67 | $498,000 | $691 | 94y 05m |
| Nov 2023 | 3 ROOM | 04 to 06 | 67 | $458,000 | $635 | 94y 04m |
| Sept 2023 | 3 ROOM | 22 to 24 | 67 | $468,000 | $649 | 94y 07m |
| Sept 2023 | 3 ROOM | 01 to 03 | 67 | $465,000 | $645 | 94y 08m |
| Aug 2023 | 2 ROOM | 07 to 09 | 47 | $330,000 | $652 | 94y 08m |
| Aug 2023 | 2 ROOM | 07 to 09 | 47 | $324,000 | $640 | 94y 08m |
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.
built 2017 · same generation
2-room median $7k below this block · 9 vs 8 sales
built 2017 · same generation
3-room median $105k below this block · 3 vs 9 sales
built 1983 · 35 fewer lease years than this block
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.