Blk 452A Bt Batok West Ave 6
Completed 2018 · 22 storeys · 189 flats · 91 years 09 months remaining · 44 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
22 storeys · completed 2018 · shops below
What the record shows
In this block, 4-room flats from floor 15 up have sold for a median of $680,000 - $70,000 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,650/mo | $3,650–$3,650 | $3,300/mo | - | 1 |
| 5-ROOM | $3,500/mo | $3,500–$3,500 | $3,600/mo | - | 1 |
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 · 44 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 | 5 ROOM | 04 to 06 | 115 | $838,000 | $677 | 91y 09m |
| Jun 2026 | 5 ROOM | 13 to 15 | 113 | $835,000 | $686 | 91y 09m |
| Apr 2026 | 4 ROOM | 01 to 03 | 93 | $600,000 | $599 | 91y 11m |
| Apr 2026 | 4 ROOM | 10 to 12 | 93 | $665,000 | $664 | 91y 11m |
| Mar 2026 | 5 ROOM | 22 to 24 | 113 | $920,000 | $756 | 92y 01m |
| Mar 2026 | 4 ROOM | 16 to 18 | 93 | $698,000 | $697 | 92y 01m |
| Mar 2026 | 4 ROOM | 01 to 03 | 93 | $618,888 | $618 | 92y 01m |
| Feb 2026 | 5 ROOM | 13 to 15 | 113 | $850,000 | $699 | 92y 02m |
| Jan 2026 | 5 ROOM | 10 to 12 | 113 | $865,000 | $711 | 92y 03m |
| Jan 2026 | 4 ROOM | 04 to 06 | 93 | $625,000 | $624 | 92y 02m |
| May 2025 | 4 ROOM | 16 to 18 | 93 | $715,000 | $714 | 92y 11m |
| Feb 2025 | 4 ROOM | 16 to 18 | 93 | $682,000 | $681 | 93y 02m |
| Jan 2025 | 5 ROOM | 13 to 15 | 115 | $868,888 | $702 | 93y 04m |
| Dec 2024 | 4 ROOM | 13 to 15 | 93 | $685,000 | $684 | 93y 05m |
| Oct 2024 | 5 ROOM | 01 to 03 | 115 | $715,000 | $578 | 93y 06m |
| Oct 2024 | 5 ROOM | 13 to 15 | 113 | $850,000 | $699 | 93y 06m |
| Aug 2024 | 5 ROOM | 10 to 12 | 113 | $815,000 | $670 | 93y 08m |
| Aug 2024 | 5 ROOM | 01 to 03 | 113 | $670,000 | $551 | 93y 08m |
| Apr 2024 | 5 ROOM | 07 to 09 | 113 | $800,000 | $658 | 94y |
| Mar 2024 | 5 ROOM | 07 to 09 | 115 | $780,000 | $630 | 94y 01m |
| Mar 2024 | 4 ROOM | 04 to 06 | 93 | $593,000 | $592 | 94y 01m |
| Feb 2024 | 5 ROOM | 10 to 12 | 113 | $800,000 | $658 | 94y 02m |
| Feb 2024 | 4 ROOM | 04 to 06 | 93 | $560,000 | $559 | 94y 01m |
| Feb 2024 | 4 ROOM | 04 to 06 | 93 | $600,000 | $599 | 94y 02m |
| Feb 2024 | 4 ROOM | 13 to 15 | 93 | $630,000 | $629 | 94y 03m |
| Feb 2024 | 4 ROOM | 07 to 09 | 93 | $631,888 | $631 | 94y 02m |
| Jan 2024 | 5 ROOM | 04 to 06 | 113 | $735,000 | $604 | 94y 04m |
| Dec 2023 | 5 ROOM | 07 to 09 | 113 | $780,000 | $641 | 94y 04m |
| Nov 2023 | 5 ROOM | 10 to 12 | 115 | $755,000 | $610 | 94y 05m |
| Nov 2023 | 5 ROOM | 16 to 18 | 115 | $795,000 | $642 | 94y 04m |
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 2018 · same generation
4-room median $21k below this block · 16 vs 8 sales
5-room median $19k below this block · 13 vs 10 sales
4-room median within $5k of this block
4-room median $18k below this block · 21 vs 8 sales
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.