Blk 169 Bt Batok West Ave 8
BT BATOK WEST AVE 8 · BUKIT BATOK · Singapore 650169 · D23
Median PSF · 12m
S$465
Median price · 12m
S$515K
Latest sale
S$515K
Jun 2026
1-year change
-15.5%
Sales · 12m
3
175 all time
Gross yield
8.01%
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
- +17.0%
- Annualised
- +5.9%
- Transactions
- 15
- 1 year
- -15.5%
- 3 years p.a.
- -0.1%
- 5 years p.a.
- +3.5%
- Median size
- 1,109 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 169 Bt Batok West Ave 8 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$465 | S$564 | -17.7% |
| Median price | S$515K | S$600K | -14.2% |
| Gross rental yield | 8.01% | 6.36% | +1.7 pts |
| 1-year price change | -15.5% | +1.0% | -16.5 pts |
This development trades about 18% 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$3,000
Contracts · 12m
4
Implied annual rent
S$36K
Gross yield
8.01%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,900 |
| 4 ROOM | 1 | S$3,400 |
Investment analysis
Investment score 65 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
65/100
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%91
How its median price per square foot compares with its own district.
- Rental yieldweight 20%90
Gross yield against every other development in its segment.
- Locationweight 15%80
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Batok West MRT at 190 m.
- Liquidityweight 15%65
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%35
Upcoming units recorded in the same district. Higher score means less competing supply.
- Price momentumweight 18%8
Three-year annualised change in median PSF, or one year where three is unavailable.
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 MRT190 m
- Toh Guan MRT770 m
- Tengah Park MRT790 m
- Bukit Batok MRT1.0 km
Schools within 2 km
- Bukit Batok Secondary Schoolsecondary (s1-s5)210 m
- Princess Elizabeth Primary Schoolprimary290 m
- Millennia Institutecentralised institute420 m
- Yuhua Primary Schoolprimary420 m
- Crest Secondary Schoolsecondary (s1-s4)430 m
- Jurong Primary Schoolprimary890 m
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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 4 ROOM | S$515,000 | 1,119 sqft | S$460 | 04 TO 06 | 57 yr 4 mo |
| Feb 2026 | 4 ROOM | S$550,000 | 1,184 sqft | S$465 | 04 TO 06 | 57 yr 9 mo |
| Feb 2026 | 3 ROOM | S$410,000 | 786 sqft | S$522 | 04 TO 06 | 57 yr 9 mo |
| May 2025 | 3 ROOM | S$448,000 | 786 sqft | S$570 | 10 TO 12 | 58 yr 6 mo |
| Feb 2025 | 3 ROOM | S$432,000 | 786 sqft | S$550 | 07 TO 09 | 58 yr 9 mo |
| Nov 2024 | 3 ROOM | S$418,000 | 786 sqft | S$532 | 10 TO 12 | 59 yrs |
| Sep 2024 | 4 ROOM | S$565,888 | 1,109 sqft | S$510 | 10 TO 12 | 59 yr 2 mo |
| May 2024 | 4 ROOM | S$515,000 | 1,109 sqft | S$465 | 01 TO 03 | 59 yr 6 mo |
| May 2024 | 4 ROOM | S$508,000 | 1,109 sqft | S$458 | 07 TO 09 | 59 yr 6 mo |
| Dec 2023 | 3 ROOM | S$373,800 | 786 sqft | S$476 | 07 TO 09 | 59 yr 11 mo |
| Aug 2023 | 4 ROOM | S$520,000 | 1,109 sqft | S$469 | 07 TO 09 | 60 yr 3 mo |
| Aug 2023 | 3 ROOM | S$366,000 | 786 sqft | S$466 | 04 TO 06 | 60 yr 2 mo |
| Apr 2023 | 4 ROOM | S$478,000 | 1,109 sqft | S$431 | 01 TO 03 | 60 yr 7 mo |
| Jul 2021 | 3 ROOM | S$310,000 | 786 sqft | S$395 | 04 TO 06 | 62 yr 4 mo |
| Jul 2021 | 3 ROOM | S$308,000 | 786 sqft | S$392 | 01 TO 03 | 62 yr 3 mo |
| Mar 2021 | 3 ROOM | S$279,000 | 786 sqft | S$355 | 01 TO 03 | 62 yr 8 mo |
| Jun 2019 | 3 ROOM | S$265,000 | 786 sqft | S$337 | 07 TO 09 | 64 yr 4 mo |
| Apr 2019 | 4 ROOM | S$358,888 | 1,109 sqft | S$324 | 10 TO 12 | 64 yr 6 mo |
| Mar 2019 | 4 ROOM | S$350,000 | 1,119 sqft | S$313 | 10 TO 12 | 64 yr 7 mo |
| Nov 2018 | 4 ROOM | S$320,000 | 1,109 sqft | S$289 | 04 TO 06 | 64 yr 11 mo |
| Jun 2018 | 3 ROOM | S$262,000 | 786 sqft | S$333 | 04 TO 06 | 65 yr 5 mo |
| Apr 2018 | 4 ROOM | S$420,000 | 1,184 sqft | S$355 | 10 TO 12 | 65 yr 7 mo |
| Mar 2018 | 3 ROOM | S$225,000 | 786 sqft | S$286 | 04 TO 06 | 65 yr 7 mo |
| Nov 2017 | 3 ROOM | S$255,000 | 786 sqft | S$325 | 01 TO 03 | 65 yr 11 mo |
| Jan 2017 | 3 ROOM | S$305,000 | 786 sqft | S$388 | 10 TO 12 | 66 yr 9 mo |
| Jan 2017 | 3 ROOM | S$285,000 | 786 sqft | S$363 | 04 TO 06 | 66 yr 10 mo |
| Feb 2016 | 3 ROOM | S$300,000 | 786 sqft | S$382 | 04 TO 06 | 67 yrs |
| May 2015 | 4 ROOM | S$375,000 | 1,119 sqft | S$335 | 07 TO 09 | 68 yrs |
| Apr 2015 | 3 ROOM | S$318,000 | 786 sqft | S$405 | 07 TO 09 | 68 yrs |
| Oct 2014 | 3 ROOM | S$310,000 | 786 sqft | S$395 | 07 TO 09 | 68 yr 3 mo |
| Jul 2014 | 3 ROOM | S$307,000 | 786 sqft | S$391 | 10 TO 12 | 68 yr 6 mo |
| Oct 2012 | 3 ROOM | S$335,000 | 786 sqft | S$426 | 07 TO 09 | 70 yr 3 mo |
| Sep 2012 | 3 ROOM | S$335,000 | 786 sqft | S$426 | 10 TO 12 | 70 yr 4 mo |
| Aug 2012 | 4 ROOM | S$475,000 | 1,184 sqft | S$401 | 04 TO 06 | 70 yr 5 mo |
| Jun 2012 | 3 ROOM | S$343,000 | 786 sqft | S$437 | 10 TO 12 | 70 yr 7 mo |
| May 2012 | 3 ROOM | S$310,000 | 786 sqft | S$395 | 06 TO 10 | 70 yr 8 mo |
| Mar 2012 | 4 ROOM | S$430,000 | 1,119 sqft | S$384 | 06 TO 10 | 70 yr 10 mo |
| Dec 2011 | 3 ROOM | S$335,000 | 786 sqft | S$426 | 10 TO 12 | 71 yr 1 mo |
| Oct 2011 | 3 ROOM | S$365,000 | 786 sqft | S$465 | 07 TO 09 | 71 yr 3 mo |
| Aug 2011 | 4 ROOM | S$370,000 | 1,109 sqft | S$334 | 04 TO 06 | 71 yr 5 mo |
Showing the 40 most recent of 175 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 173 Bt Batok West Ave 8
S$514
—1 sales7.5% yield
Blk 168 Bt Batok West Ave 8
S$537
-0.5%5 sales8.0% yield
Blk 176 Bt Batok West Ave 8
S$496
+6.0%3 sales6.5% yield
Blk 170 Bt Batok West Ave 8
S$508
-3.9%2 sales5.0% yield
Blk 171 Bt Batok West Ave 8
S$548
+10.4%3 sales6.0% yield
Blk 177 Bt Batok West Ave 8
S$489
—2 sales8.1% yield
Blk 172 Bt Batok West Ave 8
S$525
+4.9%5 sales6.2% yield
Blk 175 Bt Batok West Ave 8
S$545
+0.6%1 sales8.7% 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.