Blk 404 Bt Batok West Ave 7
BT BATOK WEST AVE 7 · BUKIT BATOK · Singapore 650404 · D23
Median PSF · 12m
S$513
Median price · 12m
S$850K
Latest sale
S$850K
Feb 2026
1-year change
-3.2%
Sales · 12m
1
59 all time
Gross yield
4.96%
2 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
- +26.0%
- Annualised
- +20.3%
- Transactions
- 5
- 1 year
- -3.2%
- 3 years p.a.
- —
- 5 years p.a.
- +4.7%
- Median size
- 1,588 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 404 Bt Batok West Ave 7 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$513 | S$564 | -9.1% |
| Median price | S$850K | S$600K | +41.7% |
| Gross rental yield | 4.96% | 6.36% | -1.4 pts |
| 1-year price change | -3.2% | +1.0% | -4.2 pts |
This development trades about 9% 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$3,800
Contracts · 12m
2
Implied annual rent
S$46K
Gross yield
4.96%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 2 | S$3,800 |
Investment analysis
Investment score 27 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
27/100
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%70
How its median price per square foot compares with its own district.
- Supply riskweight 10%35
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%12
Gross yield against every other development in its segment.
- Locationweight 15%12
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 1.0 km.
- Price momentumweight 18%3
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 MRT1.0 km
- Keat Hong LRT1.5 km
- Teck Whye LRT1.6 km
- Tengah Plantation MRT1.6 km
Schools within 2 km
- Dunearn Secondary Schoolsecondary (s1-s5)220 m
- St. Anthony'S Primary Schoolprimary480 m
- Swiss Cottage Secondary Schoolsecondary (s1-s5)590 m
- Dazhong Primary Schoolprimary800 m
- Chua Chu Kang Primary Schoolprimary1.4 km
- Lianhua Primary Schoolprimary1.6 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 |
|---|---|---|---|---|---|---|
| Feb 2026 | EXECUTIVE | S$850,000 | 1,658 sqft | S$513 | 07 TO 09 | 66 yr 2 mo |
| May 2025 | EXECUTIVE | S$820,000 | 1,561 sqft | S$525 | 01 TO 03 | 66 yr 11 mo |
| Oct 2024 | EXECUTIVE | S$822,888 | 1,539 sqft | S$535 | 13 TO 15 | 67 yr 7 mo |
| Nov 2021 | EXECUTIVE | S$680,000 | 1,615 sqft | S$421 | 04 TO 06 | 70 yr 6 mo |
| May 2021 | EXECUTIVE | S$635,000 | 1,561 sqft | S$407 | 07 TO 09 | 71 yrs |
| Sep 2020 | EXECUTIVE | S$495,000 | 1,539 sqft | S$322 | 13 TO 15 | 71 yr 7 mo |
| Jul 2020 | EXECUTIVE | S$550,000 | 1,593 sqft | S$345 | 07 TO 09 | 71 yr 9 mo |
| Mar 2019 | EXECUTIVE | S$530,000 | 1,561 sqft | S$340 | 04 TO 06 | 72 yr 11 mo |
| Sep 2018 | EXECUTIVE | S$535,000 | 1,593 sqft | S$336 | 07 TO 09 | 73 yr 7 mo |
| Jul 2018 | EXECUTIVE | S$520,000 | 1,658 sqft | S$314 | 04 TO 06 | 73 yr 10 mo |
| Oct 2014 | EXECUTIVE | S$575,000 | 1,593 sqft | S$361 | 07 TO 09 | 77 yr 3 mo |
| Jun 2014 | EXECUTIVE | S$580,000 | 1,615 sqft | S$359 | 01 TO 03 | 77 yr 7 mo |
| May 2014 | EXECUTIVE | S$590,000 | 1,561 sqft | S$378 | 07 TO 09 | 77 yr 8 mo |
| Jun 2012 | EXECUTIVE | S$612,000 | 1,561 sqft | S$392 | 13 TO 15 | 79 yr 7 mo |
| Oct 2011 | EXECUTIVE | S$552,500 | 1,561 sqft | S$354 | 01 TO 03 | 80 yr 3 mo |
| Jul 2010 | EXECUTIVE | S$508,000 | 1,593 sqft | S$319 | 01 TO 03 | 81 yr 6 mo |
| May 2010 | EXECUTIVE | S$450,000 | 1,658 sqft | S$271 | 04 TO 06 | 81 yr 8 mo |
| Nov 2009 | EXECUTIVE | S$460,000 | 1,658 sqft | S$278 | 07 TO 09 | 82 yr 2 mo |
| Nov 2008 | EXECUTIVE | S$460,000 | 1,561 sqft | S$295 | 13 TO 15 | 83 yr 2 mo |
| Oct 2006 | EXECUTIVE | S$330,000 | 1,593 sqft | S$207 | 10 TO 12 | 85 yr 3 mo |
| Jun 2006 | EXECUTIVE | S$328,000 | 1,561 sqft | S$210 | 07 TO 09 | 85 yr 7 mo |
| Apr 2006 | EXECUTIVE | S$350,000 | 1,615 sqft | S$217 | 04 TO 06 | 85 yr 9 mo |
| Feb 2006 | EXECUTIVE | S$347,000 | 1,561 sqft | S$222 | 13 TO 15 | 85 yr 11 mo |
| Nov 2003 | EXECUTIVE | S$361,000 | 1,615 sqft | S$224 | 01 TO 03 | 88 yr 2 mo |
| Jun 2003 | EXECUTIVE | S$440,000 | 1,658 sqft | S$265 | 04 TO 06 | 88 yr 7 mo |
| Sep 2002 | EXECUTIVE | S$365,000 | 1,539 sqft | S$237 | 13 TO 15 | 89 yr 4 mo |
| Jul 2002 | EXECUTIVE | S$368,000 | 1,561 sqft | S$236 | 01 TO 03 | 89 yr 6 mo |
| Jan 2002 | EXECUTIVE | S$420,000 | 1,658 sqft | S$253 | 04 TO 06 | 90 yrs |
| Oct 2001 | EXECUTIVE | S$385,000 | 1,593 sqft | S$242 | 10 TO 12 | 90 yr 3 mo |
| Jul 2001 | EXECUTIVE | S$435,000 | 1,593 sqft | S$273 | 07 TO 09 | 90 yr 6 mo |
| Apr 2001 | EXECUTIVE | S$410,000 | 1,615 sqft | S$254 | 04 TO 06 | 90 yr 9 mo |
| Oct 1999 | EXECUTIVE | S$407,000 | 1,593 sqft | S$255 | 01 TO 03 | 92 yr 3 mo |
| Jul 1999 | EXECUTIVE | S$405,000 | 1,658 sqft | S$244 | 04 TO 06 | 92 yr 6 mo |
| Jun 1999 | EXECUTIVE | S$430,000 | 1,561 sqft | S$276 | 10 TO 12 | 92 yr 7 mo |
| Jun 1999 | EXECUTIVE | S$411,000 | 1,561 sqft | S$263 | 01 TO 03 | 92 yr 7 mo |
| Jun 1999 | EXECUTIVE | S$400,000 | 1,615 sqft | S$248 | 01 TO 03 | 92 yr 7 mo |
| May 1999 | EXECUTIVE | S$395,000 | 1,658 sqft | S$238 | 01 TO 03 | 92 yr 8 mo |
| May 1999 | EXECUTIVE | S$392,000 | 1,658 sqft | S$236 | 04 TO 06 | 92 yr 8 mo |
| Apr 1999 | EXECUTIVE | S$415,000 | 1,561 sqft | S$266 | 13 TO 15 | 92 yr 9 mo |
| Feb 1999 | EXECUTIVE | S$395,000 | 1,658 sqft | S$238 | 07 TO 09 | 92 yr 11 mo |
Showing the 40 most recent of 59 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 405 Bt Batok West Ave 7
S$552
+6.2%3 sales
Blk 408 Bt Batok West Ave 4
S$485
-8.9%2 sales8.1% yield
Blk 406 Bt Batok West Ave 7
S$519
-9.5%1 sales4.4% yield
Blk 409 Bt Batok West Ave 4
S$502
-1.7%3 sales7.9% yield
Blk 411 Bt Batok West Ave 4
S$535
+7.8%1 sales7.9% yield
Blk 414 Bt Batok West Ave 4
S$535
+6.6%2 sales7.4% yield
Blk 416 Bt Batok West Ave 4
S$524
+2.6%4 sales7.9% yield
Blk 415 Bt Batok West Ave 4
S$492
—1 sales10.1% 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.