Blk 239 Bt Batok East Ave 5
BT BATOK EAST AVE 5 · BUKIT BATOK · Singapore 650239 · D23
Median PSF · 12m
S$560
Median price · 12m
S$404K
Latest sale
S$398K
Jul 2026
1-year change
-5.6%
Sales · 12m
2
272 all time
Gross yield
7.90%
11 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
- +22.5%
- Annualised
- +6.0%
- Transactions
- 18
- 1 year
- -5.6%
- 3 years p.a.
- +4.8%
- 5 years p.a.
- +5.8%
- Median size
- 721 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 239 Bt Batok East Ave 5 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$560 | S$564 | -0.7% |
| Median price | S$404K | S$600K | -32.7% |
| Gross rental yield | 7.90% | 6.36% | +1.5 pts |
| 1-year price change | -5.6% | +1.0% | -6.6 pts |
This development trades broadly in line with the D23 median.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,700
Contracts · 12m
11
Implied annual rent
S$32K
Gross yield
7.90%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 10 | S$2,650 |
| 4 ROOM | 1 | S$3,300 |
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.
- Rental yieldweight 20%88
Gross yield against every other development in its segment.
- Price momentumweight 18%61
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%45
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%43
How its median price per square foot compares with its own district.
- Locationweight 15%36
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Batok MRT at 610 m.
- Supply riskweight 10%35
Upcoming units recorded in the same district. Higher score means less competing supply.
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 MRT610 m
- Bukit Gombak MRT1.0 km
- Dt4 MRT1.6 km
- Hume MRT1.6 km
Schools within 2 km
- Hillgrove Secondary Schoolsecondary (s1-s5)360 m
- Lianhua Primary Schoolprimary460 m
- Bukit View Primary Schoolprimary510 m
- Keming Primary Schoolprimary550 m
- Bukit View Secondary Schoolsecondary (s1-s5)590 m
- Dazhong Primary Schoolprimary1.2 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 | 3 ROOM | S$398,000 | 721 sqft | S$552 | 07 TO 09 | 57 yr 7 mo |
| Dec 2025 | 3 ROOM | S$410,000 | 721 sqft | S$569 | 01 TO 03 | 58 yr 3 mo |
| Jun 2025 | 3 ROOM | S$435,000 | 721 sqft | S$603 | 10 TO 12 | 58 yr 10 mo |
| May 2025 | 3 ROOM | S$428,000 | 721 sqft | S$593 | 07 TO 09 | 58 yr 10 mo |
| Feb 2025 | 3 ROOM | S$393,000 | 743 sqft | S$529 | 01 TO 03 | 59 yr 1 mo |
| Aug 2024 | 3 ROOM | S$385,000 | 721 sqft | S$534 | 10 TO 12 | 59 yr 7 mo |
| Jun 2024 | 3 ROOM | S$400,000 | 721 sqft | S$555 | 10 TO 12 | 59 yr 9 mo |
| May 2024 | 3 ROOM | S$390,000 | 721 sqft | S$541 | 07 TO 09 | 59 yr 9 mo |
| Feb 2024 | 4 ROOM | S$500,000 | 980 sqft | S$510 | 04 TO 06 | 60 yr 1 mo |
| Oct 2023 | 3 ROOM | S$385,000 | 797 sqft | S$483 | 01 TO 03 | 60 yr 5 mo |
| Jun 2023 | 3 ROOM | S$352,000 | 721 sqft | S$488 | 04 TO 06 | 60 yr 9 mo |
| Mar 2023 | 3 ROOM | S$350,000 | 721 sqft | S$485 | 10 TO 12 | 60 yr 11 mo |
| Sep 2022 | 3 ROOM | S$385,000 | 721 sqft | S$534 | 10 TO 12 | 61 yr 6 mo |
| Sep 2022 | 3 ROOM | S$352,000 | 743 sqft | S$474 | 04 TO 06 | 61 yr 6 mo |
| Jun 2022 | 3 ROOM | S$363,000 | 721 sqft | S$503 | 13 TO 15 | 61 yr 9 mo |
| Apr 2022 | 3 ROOM | S$352,000 | 721 sqft | S$488 | 10 TO 12 | 61 yr 10 mo |
| Mar 2022 | 3 ROOM | S$360,000 | 721 sqft | S$499 | 10 TO 12 | 61 yr 11 mo |
| Dec 2021 | 3 ROOM | S$325,000 | 721 sqft | S$451 | 04 TO 06 | 62 yr 3 mo |
| Apr 2021 | 3 ROOM | S$315,000 | 721 sqft | S$437 | 04 TO 06 | 62 yr 10 mo |
| Mar 2021 | 3 ROOM | S$313,000 | 721 sqft | S$434 | 10 TO 12 | 62 yr 11 mo |
| Feb 2021 | 3 ROOM | S$305,000 | 721 sqft | S$423 | 01 TO 03 | 63 yr 1 mo |
| Dec 2020 | 3 ROOM | S$275,000 | 743 sqft | S$370 | 07 TO 09 | 63 yr 3 mo |
| Oct 2020 | 3 ROOM | S$285,000 | 721 sqft | S$395 | 07 TO 09 | 63 yr 4 mo |
| Aug 2020 | 5 ROOM | S$545,000 | 1,442 sqft | S$378 | 04 TO 06 | 63 yr 7 mo |
| Jun 2020 | 3 ROOM | S$248,000 | 721 sqft | S$344 | 01 TO 03 | 63 yr 10 mo |
| Jan 2020 | 4 ROOM | S$330,000 | 1,001 sqft | S$330 | 01 TO 03 | 64 yr 1 mo |
| Jan 2020 | 3 ROOM | S$240,000 | 721 sqft | S$333 | 01 TO 03 | 64 yr 2 mo |
| Oct 2019 | 3 ROOM | S$258,000 | 721 sqft | S$358 | 07 TO 09 | 64 yr 4 mo |
| Jul 2019 | 3 ROOM | S$270,000 | 721 sqft | S$374 | 10 TO 12 | 64 yr 7 mo |
| Jun 2019 | 3 ROOM | S$268,000 | 721 sqft | S$372 | 07 TO 09 | 64 yr 8 mo |
| May 2019 | 3 ROOM | S$225,000 | 721 sqft | S$312 | 01 TO 03 | 64 yr 9 mo |
| Apr 2018 | 3 ROOM | S$278,000 | 721 sqft | S$385 | 07 TO 09 | 65 yr 11 mo |
| Jan 2018 | 3 ROOM | S$270,000 | 721 sqft | S$374 | 10 TO 12 | 66 yr 1 mo |
| Aug 2017 | 3 ROOM | S$293,000 | 743 sqft | S$395 | 01 TO 03 | 66 yr 6 mo |
| Jul 2017 | 4 ROOM | S$372,000 | 1,001 sqft | S$372 | 01 TO 03 | 66 yr 7 mo |
| May 2017 | 3 ROOM | S$295,000 | 721 sqft | S$409 | 07 TO 09 | 66 yr 9 mo |
| May 2017 | 3 ROOM | S$282,000 | 721 sqft | S$391 | 07 TO 09 | 66 yr 9 mo |
| May 2017 | 3 ROOM | S$280,000 | 721 sqft | S$388 | 07 TO 09 | 66 yr 10 mo |
| May 2017 | 3 ROOM | S$272,000 | 743 sqft | S$366 | 01 TO 03 | 66 yr 9 mo |
| Feb 2017 | 3 ROOM | S$285,000 | 721 sqft | S$395 | 10 TO 12 | 67 yrs |
Showing the 40 most recent of 272 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 238 Bt Batok East Ave 5
S$570
+3.3%2 sales7.5% yield
Blk 237 Bt Batok East Ave 5
S$522
—1 sales
Blk 241 Bt Batok East Ave 5
S$504
-11.3%4 sales7.1% yield
Blk 240 Bt Batok East Ave 5
S$528
-2.3%2 sales8.4% yield
Blk 501 Bt Batok St 52
S$560
+0.1%4 sales7.8% yield
Blk 231 Bt Batok East Ave 5
S$562
-0.7%2 sales7.1% yield
Blk 242 Bt Batok East Ave 5
S$489
-13.3%3 sales8.0% yield
Blk 233 Bt Batok East Ave 5
S$548
+13.3%4 sales7.9% 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.