Blk 165 Bt Batok West Ave 8
BT BATOK WEST AVE 8 · BUKIT BATOK · Singapore 650165 · D23
Median PSF · 12m
S$433
Median price · 12m
S$485K
Latest sale
S$485K
Jul 2026
1-year change
-11.8%
Sales · 12m
1
134 all time
Gross yield
6.59%
4 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +6.9%
- Annualised
- +3.4%
- Transactions
- 11
- 1 year
- -11.8%
- 3 years p.a.
- +2.2%
- 5 years p.a.
- +5.1%
- Median size
- 1,119 sqft
Against the neighbourhood
How it compares within D23
Hillview, Dairy Farm, Bukit Panjang, Choa Chu Kang. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 165 Bt Batok West Ave 8 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$433 | S$564 | -23.2% |
| Median price | S$485K | S$600K | -19.2% |
| Gross rental yield | 6.59% | 6.36% | +0.2 pts |
| 1-year price change | -11.8% | +1.0% | -12.8 pts |
This development trades about 23% below the D23 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,750
Contracts · 12m
4
Implied annual rent
S$33K
Gross yield
6.59%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 4 | S$2,750 |
Investment analysis
Investment score 54 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
54/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%96
How its median price per square foot compares with its own district.
- Locationweight 15%67
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Batok West MRT at 330 m.
- Rental yieldweight 20%61
Gross yield against every other development in its segment.
- Supply riskweight 10%35
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%22
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Bukit Batok West MRT330 m
- Tengah Park MRT800 m
- Toh Guan MRT830 m
- Bukit Batok MRT880 m
Schools within 2 km
- Bukit Batok Secondary Schoolsecondary (s1-s5)180 m
- Princess Elizabeth Primary Schoolprimary240 m
- Millennia Institutecentralised institute340 m
- Crest Secondary Schoolsecondary (s1-s4)470 m
- Yuhua Primary Schoolprimary510 m
- Jurong Primary Schoolprimary1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$485,000 | 1,119 sqft | S$433 | 01 TO 03 | 57 yr 4 mo |
| Sep 2025 | 4 ROOM | S$555,000 | 1,119 sqft | S$496 | 07 TO 09 | 58 yr 2 mo |
| Aug 2025 | 4 ROOM | S$545,888 | 1,119 sqft | S$488 | 07 TO 09 | 58 yr 3 mo |
| Aug 2025 | 4 ROOM | S$543,888 | 1,119 sqft | S$486 | 04 TO 06 | 58 yr 2 mo |
| Feb 2025 | 4 ROOM | S$553,888 | 1,119 sqft | S$495 | 07 TO 09 | 58 yr 10 mo |
| Jul 2024 | 4 ROOM | S$545,000 | 1,119 sqft | S$487 | 07 TO 09 | 59 yr 4 mo |
| May 2024 | 4 ROOM | S$535,000 | 1,130 sqft | S$473 | 04 TO 06 | 59 yr 6 mo |
| Mar 2023 | 4 ROOM | S$510,000 | 1,119 sqft | S$456 | 07 TO 09 | 60 yr 8 mo |
| Dec 2022 | 4 ROOM | S$440,000 | 1,130 sqft | S$389 | 07 TO 09 | 60 yr 11 mo |
| Oct 2022 | 4 ROOM | S$455,000 | 1,119 sqft | S$406 | 01 TO 03 | 61 yrs |
| Feb 2022 | 4 ROOM | S$480,000 | 1,184 sqft | S$405 | 01 TO 03 | 61 yr 9 mo |
| Dec 2020 | 4 ROOM | S$400,000 | 1,119 sqft | S$357 | 04 TO 06 | 62 yr 10 mo |
| Oct 2020 | 4 ROOM | S$360,000 | 1,130 sqft | S$319 | 01 TO 03 | 63 yr 1 mo |
| Jun 2020 | 4 ROOM | S$360,888 | 1,119 sqft | S$322 | 04 TO 06 | 63 yr 5 mo |
| Jul 2019 | 4 ROOM | S$361,000 | 1,119 sqft | S$322 | 10 TO 12 | 64 yr 3 mo |
| Jun 2019 | 4 ROOM | S$370,000 | 1,119 sqft | S$331 | 10 TO 12 | 64 yr 4 mo |
| Feb 2019 | 4 ROOM | S$316,000 | 1,119 sqft | S$282 | 01 TO 03 | 64 yr 9 mo |
| Feb 2019 | 4 ROOM | S$304,000 | 1,119 sqft | S$272 | 04 TO 06 | 64 yr 8 mo |
| Oct 2018 | 4 ROOM | S$328,000 | 1,119 sqft | S$293 | 10 TO 12 | 65 yrs |
| Sep 2018 | 4 ROOM | S$385,000 | 1,119 sqft | S$344 | 07 TO 09 | 65 yr 1 mo |
| Sep 2018 | 4 ROOM | S$325,000 | 1,119 sqft | S$290 | 04 TO 06 | 65 yr 2 mo |
| May 2017 | 4 ROOM | S$380,000 | 1,119 sqft | S$339 | 04 TO 06 | 66 yr 5 mo |
| May 2015 | 4 ROOM | S$408,000 | 1,119 sqft | S$364 | 10 TO 12 | 68 yrs |
| Jan 2015 | 4 ROOM | S$425,000 | 1,130 sqft | S$376 | 04 TO 06 | 68 yrs |
| Dec 2014 | 4 ROOM | S$415,000 | 1,119 sqft | S$371 | 07 TO 09 | 68 yr 1 mo |
| Apr 2014 | 4 ROOM | S$390,000 | 1,119 sqft | S$348 | 07 TO 09 | 68 yr 9 mo |
| May 2013 | 4 ROOM | S$443,000 | 1,119 sqft | S$396 | 04 TO 06 | 69 yr 8 mo |
| May 2013 | 4 ROOM | S$415,000 | 1,119 sqft | S$371 | 01 TO 03 | 69 yr 8 mo |
| Dec 2012 | 4 ROOM | S$430,000 | 1,130 sqft | S$380 | 07 TO 09 | 70 yr 1 mo |
| Jul 2012 | 4 ROOM | S$420,000 | 1,119 sqft | S$375 | 07 TO 09 | 70 yr 6 mo |
| Jun 2012 | 4 ROOM | S$429,000 | 1,130 sqft | S$380 | 07 TO 09 | 70 yr 7 mo |
| Mar 2012 | 4 ROOM | S$405,000 | 1,119 sqft | S$362 | 01 TO 05 | 70 yr 10 mo |
| Jun 2011 | 4 ROOM | S$388,000 | 1,130 sqft | S$343 | 01 TO 03 | 71 yr 7 mo |
| Mar 2011 | 4 ROOM | S$364,000 | 1,119 sqft | S$325 | 01 TO 03 | 71 yr 10 mo |
| Feb 2010 | 4 ROOM | S$355,000 | 1,130 sqft | S$314 | 01 TO 03 | 72 yr 11 mo |
| Nov 2009 | 4 ROOM | S$320,000 | 1,119 sqft | S$286 | 01 TO 03 | 73 yr 2 mo |
| Aug 2009 | 4 ROOM | S$313,000 | 1,119 sqft | S$280 | 01 TO 03 | 73 yr 5 mo |
| Apr 2009 | 4 ROOM | S$308,000 | 1,119 sqft | S$275 | 04 TO 06 | 73 yr 9 mo |
| Nov 2008 | 4 ROOM | S$323,000 | 1,119 sqft | S$289 | 04 TO 06 | 74 yr 2 mo |
| Aug 2008 | 4 ROOM | S$327,000 | 1,119 sqft | S$292 | 07 TO 09 | 74 yr 5 mo |
Showing the 40 most recent of 134 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 162 Bt Batok St 11
S$407
-24.0%1 sales7.6% yield
Blk 167 Bt Batok West Ave 8
S$525
-1.3%3 sales5.8% yield
Blk 168 Bt Batok West Ave 8
S$537
-0.5%5 sales8.0% yield
Blk 164 Bt Batok St 11
S$506
-5.7%2 sales7.4% yield
Blk 177 Bt Batok West Ave 8
S$489
—2 sales8.1% yield
Blk 163 Bt Batok St 11
S$519
-4.8%3 sales7.4% yield
Blk 161 Bt Batok St 11
S$514
-2.6%1 sales5.9% yield
Blk 169 Bt Batok West Ave 8
S$465
-15.5%3 sales8.0% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.