Blk 391 Bt Batok West Ave 5
BT BATOK WEST AVE 5 · BUKIT BATOK · Singapore 650391 · D23
Median PSF · 12m
S$553
Median price · 12m
S$545K
Latest sale
S$510K
Sep 2026
1-year change
-4.0%
Sales · 12m
16
186 all time
Gross yield
6.92%
6 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
- +14.0%
- Annualised
- +3.6%
- Transactions
- 61
- 1 year
- -4.0%
- 3 years p.a.
- +1.4%
- 5 years p.a.
- +4.2%
- Median size
- 990 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 391 Bt Batok West Ave 5 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$553 | S$561 | -1.3% |
| Median price | S$545K | S$600K | -9.2% |
| Gross rental yield | 6.92% | 6.34% | +0.6 pts |
| 1-year price change | -4.0% | +0.2% | -4.1 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$3,200
Contracts · 12m
6
Implied annual rent
S$38K
Gross yield
6.92%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 6 | S$3,200 |
Investment analysis
Investment score 47 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
47/100
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.
- Rental yieldweight 20%70
Gross yield against every other development in its segment.
- Valuationweight 22%45
How its median price per square foot compares with its own district.
- Supply riskweight 10%26
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%21
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 760 m.
- Price momentumweight 18%18
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 MRT760 m
- Teck Whye LRT1.2 km
- Cashew MRT1.4 km
- Keat Hong LRT1.5 km
Schools within 2 km
- Swiss Cottage Secondary Schoolsecondary (s1-s5)290 m
- St. Anthony'S Primary Schoolprimary430 m
- Dazhong Primary Schoolprimary880 m
- Dunearn Secondary Schoolsecondary (s1-s5)930 m
- Lianhua Primary Schoolprimary1.3 km
- Hillgrove Secondary Schoolsecondary (s1-s5)1.5 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 |
|---|---|---|---|---|---|---|
| Sep 2026 | 4 ROOM | S$510,000 | 926 sqft | S$551 | 04 TO 06 | 77 yr 1 mo |
| Sep 2026 | 4 ROOM | S$510,000 | 926 sqft | S$551 | 04 TO 06 | 77 yr 1 mo |
| Aug 2026 | 4 ROOM | S$580,000 | 990 sqft | S$586 | 16 TO 18 | 77 yr 2 mo |
| Aug 2026 | 4 ROOM | S$580,000 | 990 sqft | S$586 | 16 TO 18 | 77 yr 2 mo |
| Aug 2026 | 4 ROOM | S$555,000 | 990 sqft | S$560 | 10 TO 12 | 77 yr 2 mo |
| Aug 2026 | 4 ROOM | S$555,000 | 990 sqft | S$560 | 10 TO 12 | 77 yr 2 mo |
| Jun 2026 | 4 ROOM | S$540,000 | 990 sqft | S$545 | 07 TO 09 | 77 yr 4 mo |
| Jun 2026 | 4 ROOM | S$540,000 | 990 sqft | S$545 | 07 TO 09 | 77 yr 4 mo |
| Jun 2026 | 4 ROOM | S$540,000 | 990 sqft | S$545 | 07 TO 09 | 77 yr 4 mo |
| Jun 2026 | 4 ROOM | S$540,000 | 990 sqft | S$545 | 07 TO 09 | 77 yr 4 mo |
| May 2026 | 4 ROOM | S$562,000 | 990 sqft | S$568 | 04 TO 06 | 77 yr 5 mo |
| May 2026 | 4 ROOM | S$562,000 | 990 sqft | S$568 | 04 TO 06 | 77 yr 5 mo |
| Feb 2026 | 4 ROOM | S$550,000 | 990 sqft | S$555 | 04 TO 06 | 77 yr 7 mo |
| Feb 2026 | 4 ROOM | S$550,000 | 990 sqft | S$555 | 04 TO 06 | 77 yr 7 mo |
| Feb 2026 | 4 ROOM | S$509,000 | 990 sqft | S$514 | 01 TO 03 | 77 yr 8 mo |
| Feb 2026 | 4 ROOM | S$509,000 | 990 sqft | S$514 | 01 TO 03 | 77 yr 8 mo |
| Apr 2025 | 4 ROOM | S$555,000 | 926 sqft | S$600 | 07 TO 09 | 78 yr 6 mo |
| Apr 2025 | 4 ROOM | S$555,000 | 926 sqft | S$600 | 07 TO 09 | 78 yr 6 mo |
| Mar 2025 | 4 ROOM | S$570,000 | 990 sqft | S$576 | 07 TO 09 | 78 yr 7 mo |
| Mar 2025 | 4 ROOM | S$570,000 | 990 sqft | S$576 | 07 TO 09 | 78 yr 7 mo |
| Mar 2025 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 10 TO 12 | 78 yr 7 mo |
| Mar 2025 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 10 TO 12 | 78 yr 7 mo |
| Feb 2025 | 4 ROOM | S$588,000 | 969 sqft | S$607 | 19 TO 21 | 78 yr 8 mo |
| Feb 2025 | 4 ROOM | S$588,000 | 969 sqft | S$607 | 19 TO 21 | 78 yr 8 mo |
| Dec 2024 | 4 ROOM | S$558,000 | 969 sqft | S$576 | 13 TO 15 | 78 yr 10 mo |
| Dec 2024 | 4 ROOM | S$558,000 | 969 sqft | S$576 | 13 TO 15 | 78 yr 10 mo |
| May 2024 | 4 ROOM | S$565,000 | 990 sqft | S$571 | 13 TO 15 | 79 yr 5 mo |
| May 2024 | 4 ROOM | S$565,000 | 990 sqft | S$571 | 13 TO 15 | 79 yr 5 mo |
| Apr 2024 | 4 ROOM | S$530,000 | 990 sqft | S$535 | 13 TO 15 | 79 yr 6 mo |
| Apr 2024 | 4 ROOM | S$530,000 | 990 sqft | S$535 | 13 TO 15 | 79 yr 6 mo |
| Dec 2023 | 4 ROOM | S$530,000 | 990 sqft | S$535 | 16 TO 18 | 79 yr 10 mo |
| Dec 2023 | 4 ROOM | S$530,000 | 990 sqft | S$535 | 16 TO 18 | 79 yr 10 mo |
| Oct 2023 | 4 ROOM | S$555,000 | 990 sqft | S$560 | 22 TO 24 | 79 yr 11 mo |
| Oct 2023 | 4 ROOM | S$555,000 | 990 sqft | S$560 | 22 TO 24 | 79 yr 11 mo |
| Sep 2023 | 4 ROOM | S$508,000 | 969 sqft | S$524 | 07 TO 09 | 80 yr 1 mo |
| Sep 2023 | 4 ROOM | S$508,000 | 969 sqft | S$524 | 07 TO 09 | 80 yr 1 mo |
| Aug 2023 | 4 ROOM | S$490,000 | 926 sqft | S$529 | 01 TO 03 | 80 yr 1 mo |
| Aug 2023 | 4 ROOM | S$490,000 | 926 sqft | S$529 | 01 TO 03 | 80 yr 1 mo |
| May 2023 | 4 ROOM | S$515,000 | 990 sqft | S$520 | 07 TO 09 | 80 yr 5 mo |
| May 2023 | 4 ROOM | S$515,000 | 990 sqft | S$520 | 07 TO 09 | 80 yr 5 mo |
Showing the 40 most recent of 186 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 394 Bt Batok West Ave 5
S$600
+1.4%6 sales6.2% yield
Blk 390 Bt Batok West Ave 5
S$556
+2.4%4 sales6.0% yield
Blk 392 Bt Batok West Ave 5
S$589
+1.4%4 sales6.0% yield
Blk 395 Bt Batok West Ave 5
S$535
-5.4%10 sales6.8% yield
Blk 393 Bt Batok West Ave 5
S$586
-3.1%6 sales6.1% yield
Blk 389 Bt Batok West Ave 5
S$453
-17.5%2 sales6.9% yield
Blk 387 Bt Batok West Ave 5
S$542
-7.0%8 sales6.2% yield
Blk 388 Bt Batok West Ave 5
S$586
+8.7%4 sales5.8% 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.