Blk 461A Bt Batok West Ave 8
Completed 2018 · 16 storeys · 119 flats · 92 years 03 months remaining · 39 resale transactions on record · 3gens on the record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
16 storeys · completed 2018
What the record shows
In this block, 4-room flats from floor 11 up have sold for a median of $662,500 - $62,000 more than floors 5 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 8 has already fetched $888,000 - 89% 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 |
|---|---|---|---|---|---|
| 4-ROOM | $3,500/mo | $3,500–$3,500 | $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 · 39 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 | 4 ROOM | 10 to 12 | 93 | $700,000 | $699 | 92y 03m |
| Nov 2025 | 4 ROOM | 13 to 15 | 93 | $696,000 | $695 | 92y 11m |
| Nov 2025 | 4 ROOM | 07 to 09 | 93 | $690,000 | $689 | 92y 10m |
| Sept 2025 | 4 ROOM | 16 to 18 | 93 | $695,000 | $694 | 93y |
| Sept 2025 | 5 ROOM | 13 to 15 | 114 | $822,888 | $671 | 93y |
| Jul 2025 | 4 ROOM | 07 to 09 | 93 | $675,000 | $674 | 93y 03m |
| Jul 2025 | 4 ROOM | 10 to 12 | 93 | $680,000 | $679 | 93y 02m |
| Apr 2025 | 4 ROOM | 10 to 12 | 93 | $680,000 | $679 | 93y 06m |
| Mar 2025 | 5 ROOM | 07 to 09 | 114 | $843,888 | $688 | 93y 07m |
| Dec 2024 | 4 ROOM | 07 to 09 | 93 | $665,000 | $664 | 93y 10m |
| Nov 2024 | 4 ROOM | 04 to 06 | 93 | $610,000 | $609 | 93y 11m |
| Oct 2024 | 4 ROOM | 13 to 15 | 93 | $680,000 | $679 | 94y 01m |
| Sept 2024 | 4 ROOM | 01 to 03 | 93 | $580,000 | $579 | 94y 01m |
| Sept 2024 | 4 ROOM | 04 to 06 | 93 | $608,000 | $607 | 94y 01m |
| Sept 2024 | 4 ROOM | 07 to 09 | 93 | $670,000 | $669 | 94y 01m |
| Aug 2024 | 4 ROOM | 04 to 06 | 93 | $610,000 | $609 | 94y 02m |
| Aug 2024 | 4 ROOM | 01 to 03 | 93 | $575,000 | $574 | 94y 01m |
| Jul 2024 | 4 ROOM | 04 to 06 | 93 | $603,000 | $602 | 94y 03m |
| Jul 2024 | 5 ROOM | 04 to 06 | 121 | $790,000 | $607 | 94y 02m |
| Jun 2024 | 4 ROOM | 01 to 03 | 93 | $560,000 | $559 | 94y 04m |
| May 2024 | 4 ROOM | 01 to 03 | 93 | $590,000 | $589 | 94y 05m |
| May 2024 | 4 ROOM | 04 to 06 | 93 | $612,000 | $611 | 94y 05m |
| Mar 2024 | 4 ROOM | 13 to 15 | 93 | $665,000 | $664 | 94y 07m |
| Feb 2024 | 4 ROOM | 01 to 03 | 93 | $560,000 | $559 | 94y 08m |
| Feb 2024 | 4 ROOM | 13 to 15 | 93 | $655,000 | $654 | 94y 07m |
| Feb 2024 | 4 ROOM | 04 to 06 | 93 | $610,000 | $609 | 94y 08m |
| Jan 2024 | 5 ROOM | 01 to 03 | 114 | $700,000 | $570 | 94y 08m |
| Dec 2023 | 5 ROOM | 13 to 15 | 121 | $845,888 | $649 | 94y 10m |
| Nov 2023 | 4 ROOM | 13 to 15 | 93 | $655,000 | $654 | 94y 11m |
| Nov 2023 | 4 ROOM | 13 to 15 | 93 | $660,000 | $659 | 94y 11m |
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 within $5k of this block
4-room median $12k below this block · 6 vs 16 sales
4-room median $29k below this block · 8 vs 16 sales
4-room median $15k below this block · 17 vs 16 sales
built 2017 · same generation
4-room median $10k below this block · 20 vs 16 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.