Blk 464A Bt Batok West Ave 8
Completed 2020 · 16 storeys · 150 flats · 94 years 01 month remaining · 37 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
16 storeys · completed 2020
What the record shows
In this block, 5-room flats from floor 11 up have sold for a median of $874,500 - $110,500 more than floors 5 and below, same flat type, same block.
This block crosses 60 years remaining in 2060 - 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 |
|---|---|---|---|---|---|
| 5-ROOM | $4,000/mo | $4,000–$4,000 | $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 · 37 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 | 07 to 09 | 113 | $795,000 | $654 | 94y 01m |
| Jul 2026 | 5 ROOM | 07 to 09 | 113 | $800,000 | $658 | 94y |
| Jul 2026 | 5 ROOM | 01 to 03 | 113 | $755,000 | $621 | 94y 01m |
| Jun 2026 | 5 ROOM | 13 to 15 | 113 | $768,888 | $632 | 94y 01m |
| Jun 2026 | 5 ROOM | 07 to 09 | 113 | $818,888 | $673 | 94y 02m |
| May 2026 | 5 ROOM | 13 to 15 | 113 | $850,000 | $699 | 94y 02m |
| May 2026 | 5 ROOM | 07 to 09 | 113 | $779,888 | $641 | 94y 03m |
| May 2026 | 4 ROOM | 13 to 15 | 93 | $690,000 | $689 | 94y 03m |
| Apr 2026 | 5 ROOM | 07 to 09 | 113 | $795,000 | $654 | 94y 03m |
| Mar 2026 | 5 ROOM | 13 to 15 | 113 | $861,000 | $708 | 94y 04m |
| Mar 2026 | 5 ROOM | 10 to 12 | 113 | $820,000 | $674 | 94y 05m |
| Mar 2026 | 5 ROOM | 10 to 12 | 113 | $835,000 | $686 | 94y 05m |
| Feb 2026 | 5 ROOM | 16 to 18 | 113 | $888,000 | $730 | 94y 06m |
| Jan 2026 | 4 ROOM | 04 to 06 | 93 | $640,000 | $639 | 94y 07m |
| Dec 2025 | 5 ROOM | 04 to 06 | 113 | $805,000 | $662 | 94y 08m |
| Dec 2025 | 4 ROOM | 04 to 06 | 93 | $615,000 | $614 | 94y 08m |
| Oct 2025 | 4 ROOM | 04 to 06 | 93 | $625,000 | $624 | 94y 10m |
| Sept 2025 | 4 ROOM | 07 to 09 | 93 | $650,000 | $649 | 94y 10m |
| Sept 2025 | 5 ROOM | 01 to 03 | 113 | $710,000 | $584 | 94y 10m |
| Sept 2025 | 5 ROOM | 01 to 03 | 113 | $700,000 | $576 | 94y 10m |
| Sept 2025 | 5 ROOM | 16 to 18 | 113 | $888,000 | $730 | 94y 10m |
| Sept 2025 | 5 ROOM | 10 to 12 | 113 | $825,000 | $678 | 94y 10m |
| Sept 2025 | 5 ROOM | 01 to 03 | 113 | $773,000 | $636 | 94y 10m |
| Sept 2025 | 4 ROOM | 10 to 12 | 93 | $700,000 | $699 | 94y 10m |
| Aug 2025 | 4 ROOM | 01 to 03 | 93 | $640,000 | $639 | 94y 11m |
| Aug 2025 | 4 ROOM | 04 to 06 | 93 | $630,000 | $629 | 94y 11m |
| Aug 2025 | 4 ROOM | 07 to 09 | 93 | $650,000 | $649 | 94y 11m |
| Aug 2025 | 4 ROOM | 07 to 09 | 93 | $695,000 | $694 | 94y 11m |
| Jul 2025 | 5 ROOM | 04 to 06 | 113 | $780,000 | $641 | 95y |
| Jul 2025 | 4 ROOM | 07 to 09 | 93 | $632,000 | $631 | 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.
5-room median $13k above this block · 18 vs 22 sales
4-room median $5k above this block · 9 vs 15 sales
built 2021 · same generation
4-room median within $5k of this block
5-room median $19k below this block · 20 vs 22 sales
4-room median $35k above this block · 9 vs 15 sales
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.