Blk 460A Bt Batok West Ave 9
Completed 2019 · 17 storeys · 143 flats · 92 years 11 months remaining · 42 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
17 storeys · completed 2019
What the record shows
In this block, 4-room flats from floor 12 up have sold for a median of $690,000 - $75,500 more than floors 5 and below, same flat type, same block.
This block crosses 60 years remaining in 2059 - 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 | $2,600/mo | $500–$2,800 | $2,450/mo | - | 5 |
| 4-ROOM | $3,450/mo | $3,400–$3,500 | $3,300/mo | - | 2 |
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 · 42 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 | 3 ROOM | 16 to 18 | 68 | $540,000 | $738 | 92y 11m |
| Jun 2026 | 3 ROOM | 04 to 06 | 68 | $473,000 | $646 | 93y |
| Jun 2026 | 4 ROOM | 07 to 09 | 93 | $677,000 | $676 | 92y 11m |
| Jun 2026 | 3 ROOM | 07 to 09 | 68 | $510,000 | $697 | 92y 11m |
| May 2026 | 4 ROOM | 13 to 15 | 93 | $690,000 | $689 | 93y |
| Apr 2026 | 3 ROOM | 07 to 09 | 68 | $500,000 | $683 | 93y 01m |
| Apr 2026 | 4 ROOM | 13 to 15 | 93 | $705,000 | $704 | 93y 02m |
| Jan 2026 | 4 ROOM | 07 to 09 | 93 | $663,888 | $663 | 93y 05m |
| Dec 2025 | 4 ROOM | 10 to 12 | 93 | $650,888 | $650 | 93y 06m |
| Nov 2025 | 4 ROOM | 10 to 12 | 93 | $670,000 | $669 | 93y 07m |
| Oct 2025 | 3 ROOM | 04 to 06 | 68 | $490,000 | $669 | 93y 07m |
| Sept 2025 | 3 ROOM | 10 to 12 | 68 | $540,000 | $738 | 93y 09m |
| Jul 2025 | 3 ROOM | 04 to 06 | 68 | $480,000 | $656 | 93y 11m |
| May 2025 | 4 ROOM | 13 to 15 | 93 | $658,000 | $657 | 94y |
| Apr 2025 | 4 ROOM | 16 to 18 | 93 | $720,888 | $720 | 94y 02m |
| Mar 2025 | 4 ROOM | 10 to 12 | 93 | $670,888 | $670 | 94y 03m |
| Feb 2025 | 2 ROOM | 13 to 15 | 48 | $400,000 | $774 | 94y 04m |
| Jan 2025 | 2 ROOM | 01 to 03 | 48 | $358,000 | $693 | 94y 06m |
| Jan 2025 | 3 ROOM | 13 to 15 | 68 | $530,000 | $724 | 94y 05m |
| Jan 2025 | 4 ROOM | 04 to 06 | 93 | $630,000 | $629 | 94y 06m |
| Jan 2025 | 4 ROOM | 01 to 03 | 93 | $620,000 | $619 | 94y 06m |
| Nov 2024 | 4 ROOM | 10 to 12 | 93 | $660,000 | $659 | 94y 08m |
| Nov 2024 | 4 ROOM | 07 to 09 | 93 | $630,000 | $629 | 94y 07m |
| Sept 2024 | 4 ROOM | 01 to 03 | 93 | $616,000 | $615 | 94y 09m |
| Aug 2024 | 4 ROOM | 01 to 03 | 93 | $580,000 | $579 | 94y 10m |
| Aug 2024 | 4 ROOM | 13 to 15 | 93 | $640,000 | $639 | 94y 10m |
| Aug 2024 | 4 ROOM | 10 to 12 | 93 | $639,888 | $639 | 94y 10m |
| Jul 2024 | 3 ROOM | 01 to 03 | 68 | $440,000 | $601 | 94y 11m |
| Jul 2024 | 3 ROOM | 04 to 06 | 68 | $425,000 | $581 | 94y 11m |
| Jun 2024 | 3 ROOM | 10 to 12 | 68 | $485,000 | $663 | 95y |
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.
3-room median $10k below this block · 5 vs 10 sales
4-room median within $5k of this block
4-room median $15k above this block · 16 vs 17 sales
3-room median within $5k of this block
4-room median within $5k of this block
4-room median within $5k of this block
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.