Blk 384 Bt Batok West Ave 5
BT BATOK WEST AVE 5 · BUKIT BATOK · Singapore 650384 · D23
Median PSF · 12m
S$615
Median price · 12m
S$605K
Latest sale
S$597K
Aug 2026
1-year change
+1.2%
Sales · 12m
16
183 all time
Gross yield
6.47%
15 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
- +31.5%
- Annualised
- +7.6%
- Transactions
- 62
- 1 year
- +1.2%
- 3 years p.a.
- +5.8%
- 5 years p.a.
- +5.6%
- Median size
- 980 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 384 Bt Batok West Ave 5 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$615 | S$561 | +9.7% |
| Median price | S$605K | S$600K | +0.8% |
| Gross rental yield | 6.47% | 6.34% | +0.1 pts |
| 1-year price change | +1.2% | +0.2% | +1.1 pts |
This development trades about 10% above 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$3,300
Contracts · 12m
15
Implied annual rent
S$40K
Gross yield
6.47%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 12 | S$3,250 |
| 5 ROOM | 3 | S$3,650 |
Investment analysis
Investment score 55 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
55/100
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.
- Liquidityweight 15%96
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%77
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%57
Gross yield against every other development in its segment.
- Locationweight 15%51
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 440 m.
- Supply riskweight 10%26
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%22
How its median price per square foot compares with its own district.
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 Gombak MRT440 m
- Teck Whye LRT1.5 km
- Cashew MRT1.5 km
- Bukit Batok MRT1.6 km
Schools within 2 km
- Swiss Cottage Secondary Schoolsecondary (s1-s5)280 m
- St. Anthony'S Primary Schoolprimary350 m
- Dazhong Primary Schoolprimary590 m
- Dunearn Secondary Schoolsecondary (s1-s5)830 m
- Lianhua Primary Schoolprimary1.0 km
- Hillgrove Secondary Schoolsecondary (s1-s5)1.1 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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 4 ROOM | S$596,888 | 969 sqft | S$616 | 25 TO 27 | 77 yr 5 mo |
| Aug 2026 | 4 ROOM | S$596,888 | 969 sqft | S$616 | 25 TO 27 | 77 yr 5 mo |
| Jul 2026 | 5 ROOM | S$638,000 | 1,270 sqft | S$502 | 04 TO 06 | 77 yr 7 mo |
| Jul 2026 | 5 ROOM | S$638,000 | 1,270 sqft | S$502 | 04 TO 06 | 77 yr 7 mo |
| Jul 2026 | 4 ROOM | S$600,888 | 969 sqft | S$620 | 25 TO 27 | 77 yr 7 mo |
| Jul 2026 | 4 ROOM | S$600,888 | 969 sqft | S$620 | 25 TO 27 | 77 yr 7 mo |
| May 2026 | 5 ROOM | S$738,000 | 1,270 sqft | S$581 | 19 TO 21 | 77 yr 8 mo |
| May 2026 | 5 ROOM | S$738,000 | 1,270 sqft | S$581 | 19 TO 21 | 77 yr 8 mo |
| Mar 2026 | 4 ROOM | S$555,000 | 990 sqft | S$560 | 07 TO 09 | 77 yr 11 mo |
| Mar 2026 | 4 ROOM | S$555,000 | 990 sqft | S$560 | 07 TO 09 | 77 yr 11 mo |
| Feb 2026 | 5 ROOM | S$750,000 | 1,270 sqft | S$590 | 22 TO 24 | 78 yrs |
| Feb 2026 | 5 ROOM | S$750,000 | 1,270 sqft | S$590 | 22 TO 24 | 78 yrs |
| Jan 2026 | 4 ROOM | S$608,888 | 990 sqft | S$615 | 19 TO 21 | 78 yr 1 mo |
| Jan 2026 | 4 ROOM | S$608,888 | 990 sqft | S$615 | 19 TO 21 | 78 yr 1 mo |
| Jan 2026 | 4 ROOM | S$598,800 | 969 sqft | S$618 | 16 TO 18 | 78 yr 1 mo |
| Jan 2026 | 4 ROOM | S$598,800 | 969 sqft | S$618 | 16 TO 18 | 78 yr 1 mo |
| Sep 2025 | 4 ROOM | S$601,888 | 969 sqft | S$621 | 10 TO 12 | 78 yr 5 mo |
| Sep 2025 | 4 ROOM | S$601,888 | 969 sqft | S$621 | 10 TO 12 | 78 yr 5 mo |
| Aug 2025 | 4 ROOM | S$580,000 | 969 sqft | S$599 | 07 TO 09 | 78 yr 5 mo |
| Aug 2025 | 4 ROOM | S$580,000 | 969 sqft | S$599 | 07 TO 09 | 78 yr 5 mo |
| Aug 2025 | 4 ROOM | S$570,000 | 969 sqft | S$588 | 07 TO 09 | 78 yr 6 mo |
| Aug 2025 | 4 ROOM | S$570,000 | 969 sqft | S$588 | 07 TO 09 | 78 yr 6 mo |
| Aug 2025 | 4 ROOM | S$550,000 | 990 sqft | S$555 | 04 TO 06 | 78 yr 5 mo |
| Aug 2025 | 4 ROOM | S$550,000 | 990 sqft | S$555 | 04 TO 06 | 78 yr 5 mo |
| May 2025 | 4 ROOM | S$610,000 | 990 sqft | S$616 | 22 TO 24 | 78 yr 9 mo |
| May 2025 | 4 ROOM | S$610,000 | 990 sqft | S$616 | 22 TO 24 | 78 yr 9 mo |
| Feb 2025 | 4 ROOM | S$622,000 | 969 sqft | S$642 | 28 TO 30 | 79 yr 1 mo |
| Feb 2025 | 4 ROOM | S$622,000 | 969 sqft | S$642 | 28 TO 30 | 79 yr 1 mo |
| Jan 2025 | 4 ROOM | S$598,000 | 969 sqft | S$617 | 25 TO 27 | 79 yr 2 mo |
| Jan 2025 | 4 ROOM | S$598,000 | 969 sqft | S$617 | 25 TO 27 | 79 yr 2 mo |
| Jan 2025 | 4 ROOM | S$537,000 | 990 sqft | S$542 | 04 TO 06 | 79 yr 1 mo |
| Jan 2025 | 4 ROOM | S$537,000 | 990 sqft | S$542 | 04 TO 06 | 79 yr 1 mo |
| Jul 2024 | 4 ROOM | S$578,000 | 969 sqft | S$597 | 25 TO 27 | 79 yr 7 mo |
| Jul 2024 | 4 ROOM | S$578,000 | 969 sqft | S$597 | 25 TO 27 | 79 yr 7 mo |
| Jul 2024 | 4 ROOM | S$548,000 | 969 sqft | S$566 | 07 TO 09 | 79 yr 6 mo |
| Jul 2024 | 4 ROOM | S$548,000 | 969 sqft | S$566 | 07 TO 09 | 79 yr 6 mo |
| Jan 2024 | 4 ROOM | S$530,000 | 969 sqft | S$547 | 16 TO 18 | 80 yr 1 mo |
| Jan 2024 | 4 ROOM | S$530,000 | 969 sqft | S$547 | 25 TO 27 | 80 yrs |
| Jan 2024 | 4 ROOM | S$530,000 | 969 sqft | S$547 | 16 TO 18 | 80 yr 1 mo |
| Jan 2024 | 4 ROOM | S$530,000 | 969 sqft | S$547 | 25 TO 27 | 80 yrs |
Showing the 40 most recent of 183 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 385 Bt Batok West Ave 5
S$584
-1.0%10 sales6.3% yield
Blk 383 Bt Batok West Ave 5
S$603
-1.2%12 sales6.4% yield
Blk 386 Bt Batok West Ave 5
S$608
+0.0%10 sales5.9% yield
Blk 345 Bt Batok St 34
S$514
-7.2%4 sales7.9% yield
Blk 338 Bt Batok St 34
S$495
+4.6%12 sales8.1% yield
Blk 339 Bt Batok St 34
S$496
-6.6%8 sales8.0% yield
Blk 346 Bt Batok St 34
S$462
-9.2%4 sales7.8% yield
Blk 348 Bt Batok St 34
S$511
+8.6%8 sales8.2% 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.