Blk 460B Bt Batok West Ave 9
Completed 2019 · 17 storeys · 144 flats · 93 years remaining · 25 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, 2-room flats from floor 12 up have sold for a median of $375,000 - $10,000 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 | $2,400/mo | $2,350–$2,500 | $2,450/mo | - | 3 |
| 4-ROOM | $4,000/mo | $4,000–$4,000 | $3,300/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 · 25 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 25
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jun 2026 | 2 ROOM | 04 to 06 | 48 | $365,000 | $706 | 93y |
| Feb 2026 | 4 ROOM | 10 to 12 | 93 | $710,000 | $709 | 93y 04m |
| Jan 2026 | 4 ROOM | 07 to 09 | 93 | $678,000 | $677 | 93y 04m |
| Sept 2025 | 2 ROOM | 07 to 09 | 48 | $390,000 | $755 | 93y 09m |
| Jul 2025 | 2 ROOM | 07 to 09 | 48 | $395,000 | $765 | 93y 10m |
| Jun 2025 | 2 ROOM | 01 to 03 | 48 | $375,000 | $726 | 94y |
| May 2025 | 3 ROOM | 04 to 06 | 68 | $493,000 | $674 | 94y 01m |
| Apr 2025 | 2 ROOM | 07 to 09 | 48 | $385,000 | $745 | 94y 02m |
| Jan 2025 | 2 ROOM | 16 to 18 | 48 | $380,000 | $735 | 94y 05m |
| Dec 2024 | 3 ROOM | 07 to 09 | 68 | $498,000 | $680 | 94y 06m |
| Oct 2024 | 4 ROOM | 16 to 18 | 93 | $658,000 | $657 | 94y 08m |
| Oct 2024 | 3 ROOM | 04 to 06 | 68 | $465,000 | $635 | 94y 08m |
| Oct 2024 | 3 ROOM | 13 to 15 | 68 | $485,000 | $663 | 94y 09m |
| Aug 2024 | 4 ROOM | 01 to 03 | 93 | $570,000 | $569 | 94y 10m |
| Jul 2024 | 4 ROOM | 10 to 12 | 93 | $658,000 | $657 | 94y 11m |
| Jul 2024 | 2 ROOM | 04 to 06 | 48 | $344,000 | $666 | 94y 11m |
| Jul 2024 | 2 ROOM | 01 to 03 | 48 | $350,000 | $677 | 94y 11m |
| Jul 2024 | 3 ROOM | 10 to 12 | 68 | $470,000 | $642 | 94y 11m |
| Jun 2024 | 2 ROOM | 07 to 09 | 48 | $355,000 | $687 | 95y |
| Jun 2024 | 2 ROOM | 04 to 06 | 48 | $365,000 | $706 | 95y |
| Jun 2024 | 2 ROOM | 16 to 18 | 48 | $370,000 | $716 | 95y |
| May 2024 | 4 ROOM | 04 to 06 | 93 | $618,000 | $617 | 95y 01m |
| May 2024 | 3 ROOM | 16 to 18 | 68 | $508,000 | $694 | 95y 01m |
| Apr 2024 | 4 ROOM | 07 to 09 | 93 | $630,000 | $629 | 95y 02m |
| Apr 2024 | 4 ROOM | 13 to 15 | 93 | $628,888 | $628 | 95y 02m |
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.
2-room median $10k below this block · 15 vs 8 sales
3-room median $10k above this block · 10 vs 5 sales
2-room median $18k below this block · 8 vs 8 sales
4-room median within $5k of this block
4-room median $15k above this block · 16 vs 5 sales
2-room median $43k below this block · 6 vs 8 sales
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.