Blk 389 Bt Batok West Ave 5
BT BATOK WEST AVE 5 · BUKIT BATOK · Singapore 650389 · D23
Median PSF · 12m
S$453
Median price · 12m
S$575K
Latest sale
S$575K
Jun 2026
1-year change
-17.5%
Sales · 12m
1
43 all time
Gross yield
6.86%
5 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
- -3.8%
- Annualised
- -1.9%
- Transactions
- 10
- 1 year
- -17.5%
- 3 years p.a.
- -5.3%
- 5 years p.a.
- -1.2%
- Median size
- 1,270 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 389 Bt Batok West Ave 5 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$453 | S$564 | -19.8% |
| Median price | S$575K | S$600K | -4.2% |
| Gross rental yield | 6.86% | 6.36% | +0.5 pts |
| 1-year price change | -17.5% | +1.0% | -18.5 pts |
This development trades about 20% 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$3,500
Contracts · 12m
5
Implied annual rent
S$42K
Gross yield
6.86%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 5 | S$3,500 |
Investment analysis
Investment score 45 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
45/100
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%94
How its median price per square foot compares with its own district.
- Rental yieldweight 20%68
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.
- Locationweight 15%25
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 700 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Price momentumweight 18%2
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 Gombak MRT700 m
- Teck Whye LRT1.3 km
- Cashew MRT1.4 km
- Keat Hong LRT1.5 km
Schools within 2 km
- Swiss Cottage Secondary Schoolsecondary (s1-s5)210 m
- St. Anthony'S Primary Schoolprimary350 m
- Dazhong Primary Schoolprimary800 m
- Dunearn Secondary Schoolsecondary (s1-s5)850 m
- Lianhua Primary Schoolprimary1.3 km
- Hillgrove Secondary Schoolsecondary (s1-s5)1.4 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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 5 ROOM | S$575,000 | 1,270 sqft | S$453 | 01 TO 03 | 77 yr 9 mo |
| Sep 2025 | 5 ROOM | S$650,000 | 1,184 sqft | S$549 | 10 TO 12 | 78 yr 5 mo |
| Jul 2024 | 5 ROOM | S$657,200 | 1,270 sqft | S$517 | 01 TO 03 | 79 yr 8 mo |
| Jun 2024 | 5 ROOM | S$660,000 | 1,184 sqft | S$557 | 13 TO 15 | 79 yr 8 mo |
| Oct 2023 | 5 ROOM | S$690,000 | 1,270 sqft | S$543 | 22 TO 24 | 80 yr 4 mo |
| Jan 2023 | 5 ROOM | S$677,000 | 1,270 sqft | S$533 | 16 TO 18 | 81 yr 2 mo |
| Sep 2021 | 5 ROOM | S$570,000 | 1,184 sqft | S$481 | 16 TO 18 | 82 yr 6 mo |
| Jul 2021 | 5 ROOM | S$570,000 | 1,184 sqft | S$481 | 10 TO 12 | 82 yr 7 mo |
| May 2021 | 5 ROOM | S$565,000 | 1,270 sqft | S$445 | 04 TO 06 | 82 yr 10 mo |
| Apr 2021 | 5 ROOM | S$588,000 | 1,184 sqft | S$497 | 22 TO 24 | 82 yr 11 mo |
| Jul 2020 | 5 ROOM | S$530,000 | 1,270 sqft | S$417 | 07 TO 09 | 83 yr 7 mo |
| Mar 2020 | 5 ROOM | S$525,000 | 1,184 sqft | S$443 | 16 TO 18 | 83 yr 11 mo |
| May 2019 | 5 ROOM | S$495,000 | 1,270 sqft | S$390 | 01 TO 03 | 84 yr 10 mo |
| Jan 2019 | 5 ROOM | S$570,000 | 1,270 sqft | S$449 | 19 TO 21 | 85 yr 2 mo |
| Dec 2018 | 5 ROOM | S$482,000 | 1,270 sqft | S$379 | 01 TO 03 | 85 yr 2 mo |
| May 2018 | 5 ROOM | S$525,000 | 1,184 sqft | S$443 | 07 TO 09 | 85 yr 9 mo |
| Apr 2018 | 5 ROOM | S$556,000 | 1,270 sqft | S$438 | 10 TO 12 | 85 yr 10 mo |
| Dec 2017 | 5 ROOM | S$550,000 | 1,270 sqft | S$433 | 10 TO 12 | 86 yr 2 mo |
| Nov 2017 | 5 ROOM | S$538,000 | 1,270 sqft | S$424 | 13 TO 15 | 86 yr 3 mo |
| Sep 2016 | 5 ROOM | S$591,500 | 1,270 sqft | S$466 | 16 TO 18 | 87 yrs |
| Jul 2016 | 5 ROOM | S$510,000 | 1,270 sqft | S$402 | 01 TO 03 | 87 yrs |
| Jun 2016 | 5 ROOM | S$607,000 | 1,184 sqft | S$513 | 22 TO 24 | 87 yrs |
| Jul 2015 | 5 ROOM | S$570,888 | 1,184 sqft | S$482 | 10 TO 12 | 88 yrs |
| Dec 2014 | 5 ROOM | S$540,000 | 1,184 sqft | S$456 | 07 TO 09 | 89 yr 1 mo |
| Jun 2014 | 5 ROOM | S$580,000 | 1,270 sqft | S$457 | 04 TO 06 | 89 yr 7 mo |
| Mar 2014 | 5 ROOM | S$610,000 | 1,270 sqft | S$480 | 22 TO 24 | 89 yr 10 mo |
| Sep 2013 | 5 ROOM | S$650,000 | 1,184 sqft | S$549 | 19 TO 21 | 90 yr 4 mo |
| Apr 2012 | 5 ROOM | S$591,888 | 1,270 sqft | S$466 | 06 TO 10 | 91 yr 9 mo |
| Feb 2012 | 5 ROOM | S$610,000 | 1,270 sqft | S$480 | 13 TO 15 | 91 yr 11 mo |
| Feb 2012 | 5 ROOM | S$597,000 | 1,184 sqft | S$504 | 10 TO 12 | 91 yr 11 mo |
| Oct 2011 | 5 ROOM | S$576,500 | 1,184 sqft | S$487 | 13 TO 15 | 92 yr 3 mo |
| Jul 2011 | 5 ROOM | S$580,000 | 1,270 sqft | S$457 | 04 TO 06 | 92 yr 6 mo |
| May 2011 | 5 ROOM | S$569,000 | 1,270 sqft | S$448 | 19 TO 21 | 92 yr 8 mo |
| Feb 2011 | 5 ROOM | S$563,000 | 1,184 sqft | S$475 | 16 TO 18 | 92 yr 11 mo |
| Jan 2011 | 5 ROOM | S$563,000 | 1,184 sqft | S$475 | 22 TO 24 | 93 yrs |
| Dec 2010 | 5 ROOM | S$580,000 | 1,184 sqft | S$490 | 22 TO 24 | 93 yr 1 mo |
| Oct 2010 | 5 ROOM | S$556,000 | 1,270 sqft | S$438 | 16 TO 18 | 93 yr 3 mo |
| Oct 2010 | 5 ROOM | S$548,000 | 1,270 sqft | S$431 | 16 TO 18 | 93 yr 3 mo |
| Jul 2010 | 5 ROOM | S$560,000 | 1,184 sqft | S$473 | 22 TO 24 | 93 yr 6 mo |
| Jul 2010 | 5 ROOM | S$526,500 | 1,184 sqft | S$445 | 10 TO 12 | 93 yr 6 mo |
Showing the 40 most recent of 43 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 390 Bt Batok West Ave 5
S$556
+2.4%2 sales6.0% yield
Blk 388 Bt Batok West Ave 5
S$565
+5.5%3 sales5.8% yield
Blk 387 Bt Batok West Ave 5
S$548
-5.7%3 sales6.1% yield
Blk 391 Bt Batok West Ave 5
S$553
-4.0%8 sales6.9% yield
Blk 395 Bt Batok West Ave 5
S$571
+0.9%4 sales6.4% yield
Blk 394 Bt Batok West Ave 5
S$595
+2.8%3 sales6.2% yield
Blk 392 Bt Batok West Ave 5
S$584
+1.4%3 sales5.9% yield
Blk 386 Bt Batok West Ave 5
S$608
+2.9%5 sales6.1% 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.