Blk 409 Bt Batok West Ave 4
BT BATOK WEST AVE 4 · BUKIT BATOK · Singapore 650409 · D23
Median PSF · 12m
S$524
Median price · 12m
S$430K
Latest sale
S$400K
Oct 2026
1-year change
+1.5%
Sales · 12m
8
192 all time
Gross yield
7.68%
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
- +10.3%
- Annualised
- +4.0%
- Transactions
- 28
- 1 year
- +1.5%
- 3 years p.a.
- —
- 5 years p.a.
- +7.2%
- Median size
- 732 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 409 Bt Batok West Ave 4 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$524 | S$561 | -6.5% |
| Median price | S$430K | S$600K | -28.3% |
| Gross rental yield | 7.68% | 6.34% | +1.3 pts |
| 1-year price change | +1.5% | +0.2% | +1.3 pts |
This development trades about 6% 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$3,100
Contracts · 12m
5
Implied annual rent
S$37K
Gross yield
7.68%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 3 | S$3,200 |
| 3 ROOM | 2 | S$2,600 |
Investment analysis
Investment score 50 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
50/100
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%85
Gross yield against every other development in its segment.
- Liquidityweight 15%76
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%61
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.
- Price momentumweight 18%19
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%14
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 910 m.
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 MRT910 m
- Tengah Plantation MRT1.6 km
- Keat Hong LRT1.6 km
- Teck Whye LRT1.6 km
Schools within 2 km
- Dunearn Secondary Schoolsecondary (s1-s5)160 m
- St. Anthony'S Primary Schoolprimary380 m
- Swiss Cottage Secondary Schoolsecondary (s1-s5)510 m
- Dazhong Primary Schoolprimary660 m
- Lianhua Primary Schoolprimary1.5 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$400,000 | 732 sqft | S$546 | 07 TO 09 | 60 yr 7 mo |
| Oct 2026 | 3 ROOM | S$400,000 | 732 sqft | S$546 | 07 TO 09 | 60 yr 7 mo |
| Jun 2026 | 4 ROOM | S$455,000 | 1,012 sqft | S$450 | 01 TO 03 | 60 yr 11 mo |
| Jun 2026 | 4 ROOM | S$455,000 | 1,012 sqft | S$450 | 01 TO 03 | 60 yr 11 mo |
| Jan 2026 | 4 ROOM | S$535,000 | 1,066 sqft | S$502 | 10 TO 12 | 61 yr 3 mo |
| Jan 2026 | 4 ROOM | S$535,000 | 1,066 sqft | S$502 | 10 TO 12 | 61 yr 3 mo |
| Nov 2025 | 3 ROOM | S$405,000 | 732 sqft | S$553 | 07 TO 09 | 61 yr 6 mo |
| Nov 2025 | 3 ROOM | S$405,000 | 732 sqft | S$553 | 07 TO 09 | 61 yr 6 mo |
| Jul 2025 | 4 ROOM | S$530,888 | 1,012 sqft | S$525 | 01 TO 03 | 61 yr 10 mo |
| Jul 2025 | 4 ROOM | S$530,888 | 1,012 sqft | S$525 | 01 TO 03 | 61 yr 10 mo |
| Mar 2025 | 3 ROOM | S$370,000 | 732 sqft | S$506 | 07 TO 09 | 62 yr 2 mo |
| Mar 2025 | 3 ROOM | S$370,000 | 732 sqft | S$506 | 07 TO 09 | 62 yr 2 mo |
| Feb 2025 | 3 ROOM | S$378,000 | 732 sqft | S$516 | 07 TO 09 | 62 yr 3 mo |
| Feb 2025 | 3 ROOM | S$378,000 | 732 sqft | S$516 | 07 TO 09 | 62 yr 3 mo |
| Oct 2024 | 3 ROOM | S$370,000 | 732 sqft | S$506 | 07 TO 09 | 62 yr 7 mo |
| Oct 2024 | 3 ROOM | S$370,000 | 732 sqft | S$506 | 07 TO 09 | 62 yr 7 mo |
| Aug 2024 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 01 TO 03 | 62 yr 8 mo |
| Aug 2024 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 01 TO 03 | 62 yr 8 mo |
| Jul 2024 | 4 ROOM | S$495,000 | 1,012 sqft | S$489 | 10 TO 12 | 62 yr 10 mo |
| Jul 2024 | 4 ROOM | S$495,000 | 1,012 sqft | S$489 | 10 TO 12 | 62 yr 10 mo |
| May 2024 | 4 ROOM | S$480,000 | 1,066 sqft | S$450 | 01 TO 03 | 63 yrs |
| May 2024 | 4 ROOM | S$480,000 | 1,066 sqft | S$450 | 01 TO 03 | 63 yrs |
| May 2024 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 07 TO 09 | 63 yrs |
| May 2024 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 07 TO 09 | 63 yrs |
| Feb 2024 | 3 ROOM | S$360,000 | 732 sqft | S$492 | 04 TO 06 | 63 yr 3 mo |
| Feb 2024 | 3 ROOM | S$360,000 | 732 sqft | S$492 | 04 TO 06 | 63 yr 3 mo |
| Jan 2024 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 01 TO 03 | 63 yr 3 mo |
| Jan 2024 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 01 TO 03 | 63 yr 3 mo |
| Jun 2021 | 4 ROOM | S$375,000 | 1,012 sqft | S$371 | 07 TO 09 | 66 yrs |
| Sep 2020 | 3 ROOM | S$243,000 | 732 sqft | S$332 | 01 TO 03 | 66 yr 7 mo |
| Dec 2019 | 3 ROOM | S$233,000 | 732 sqft | S$318 | 07 TO 09 | 67 yr 5 mo |
| Nov 2019 | 4 ROOM | S$313,000 | 1,012 sqft | S$309 | 01 TO 03 | 67 yr 5 mo |
| Nov 2019 | 3 ROOM | S$250,000 | 732 sqft | S$342 | 10 TO 12 | 67 yr 5 mo |
| Aug 2018 | 4 ROOM | S$310,000 | 1,066 sqft | S$291 | 04 TO 06 | 68 yr 8 mo |
| Jul 2018 | 3 ROOM | S$230,000 | 732 sqft | S$314 | 07 TO 09 | 68 yr 9 mo |
| May 2018 | 3 ROOM | S$260,000 | 732 sqft | S$355 | 07 TO 09 | 69 yrs |
| May 2018 | 3 ROOM | S$255,000 | 732 sqft | S$348 | 07 TO 09 | 69 yrs |
| Mar 2018 | 3 ROOM | S$272,000 | 732 sqft | S$372 | 01 TO 03 | 69 yr 2 mo |
| Mar 2017 | 4 ROOM | S$325,000 | 1,012 sqft | S$321 | 07 TO 09 | 70 yr 1 mo |
| Mar 2017 | 3 ROOM | S$272,000 | 732 sqft | S$372 | 10 TO 12 | 70 yr 1 mo |
Showing the 40 most recent of 192 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 411 Bt Batok West Ave 4
S$504
+1.7%4 sales7.8% yield
Blk 406 Bt Batok West Ave 7
S$541
-0.9%2 sales4.3% yield
Blk 408 Bt Batok West Ave 4
S$485
-8.9%4 sales8.1% yield
Blk 414 Bt Batok West Ave 4
S$547
+6.2%2 sales7.4% yield
Blk 403 Bt Batok West Ave 7
S$537
—2 sales5.9% yield
Blk 404 Bt Batok West Ave 7
S$513
-2.4%2 sales4.9% yield
Blk 416 Bt Batok West Ave 4
S$519
+0.7%8 sales7.9% yield
Blk 405 Bt Batok West Ave 7
S$524
-3.7%4 sales
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.