Blk 468A Bt Batok West Ave 9
Completed 2020 · 18 storeys · 204 flats · 94 years 01 month remaining · 19 resale transactions on record · median household income in Bukit Batok: $8,500/mo (lowest quartile island-wide)
18 storeys · completed 2020
What the record shows
In this block, 4-room flats from floor 12 up have sold for a median of $698,000 - $83,000 more than floors 6 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 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 | $2,575/mo | $2,500–$2,650 | $2,450/mo | - | 2 |
| 3-ROOM | $3,100/mo | $3,000–$3,200 | $2,700/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 · 19 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 19
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 3 ROOM | 13 to 15 | 68 | $520,000 | $710 | 94y 01m |
| Jul 2026 | 4 ROOM | 13 to 15 | 93 | $698,000 | $697 | 94y 01m |
| Jun 2026 | 4 ROOM | 07 to 09 | 93 | $650,000 | $649 | 94y 02m |
| May 2026 | 3 ROOM | 07 to 09 | 68 | $503,000 | $687 | 94y 02m |
| Apr 2026 | 3 ROOM | 07 to 09 | 68 | $508,000 | $694 | 94y 03m |
| Apr 2026 | 2 ROOM | 01 to 03 | 47 | $345,000 | $682 | 94y 03m |
| Apr 2026 | 4 ROOM | 10 to 12 | 93 | $675,000 | $674 | 94y 04m |
| Apr 2026 | 2 ROOM | 13 to 15 | 47 | $390,000 | $771 | 94y 04m |
| Mar 2026 | 3 ROOM | 16 to 18 | 68 | $555,000 | $758 | 94y 05m |
| Mar 2026 | 4 ROOM | 01 to 03 | 93 | $600,000 | $599 | 94y 05m |
| Feb 2026 | 3 ROOM | 04 to 06 | 68 | $510,000 | $697 | 94y 05m |
| Feb 2026 | 4 ROOM | 16 to 18 | 93 | $698,000 | $697 | 94y 06m |
| Jan 2026 | 4 ROOM | 01 to 03 | 93 | $630,000 | $629 | 94y 07m |
| Jan 2026 | 3 ROOM | 10 to 12 | 68 | $528,000 | $721 | 94y 07m |
| Jan 2026 | 3 ROOM | 04 to 06 | 68 | $520,000 | $710 | 94y 06m |
| Jan 2026 | 4 ROOM | 16 to 18 | 93 | $685,000 | $684 | 94y 07m |
| Jan 2026 | 2 ROOM | 16 to 18 | 47 | $405,000 | $801 | 94y 06m |
| Jan 2026 | 4 ROOM | 13 to 15 | 93 | $691,888 | $691 | 94y 07m |
| Jan 2026 | 4 ROOM | 16 to 18 | 93 | $700,000 | $699 | 94y 06m |
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 above this block · 4 vs 7 sales
4-room median within $5k of this block
3-room median $16k above this block · 4 vs 7 sales
4-room median within $5k of this block
4-room median $14k below this block · 18 vs 9 sales
built 2021 · same generation
Condos nearby
The private premium, measured: the nearest condo trades at 2.3×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.