Blk 415 Bt Batok West Ave 4
BT BATOK WEST AVE 4 · BUKIT BATOK · Singapore 650415 · D23
Median PSF · 12m
S$492
Median price · 12m
S$450K
Latest sale
S$450K
Nov 2025
1-year change
—
Sales · 12m
1
26 all time
Gross yield
10.13%
1 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
- +10.3%
- Transactions
- 4
- 1 year
- —
- 3 years p.a.
- -2.3%
- 5 years p.a.
- —
- Median size
- 797 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 415 Bt Batok West Ave 4 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$492 | S$564 | -12.9% |
| Median price | S$450K | S$600K | -25.0% |
| Gross rental yield | 10.13% | 6.36% | +3.8 pts |
| 1-year price change | — | +1.0% | — |
This development trades about 13% 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$2,500
Contracts · 12m
1
Implied annual rent
S$30K
Gross yield
10.13%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 1 | S$2,500 |
Investment analysis
Investment score 48 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
48/100
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%99
Gross yield against every other development in its segment.
- Valuationweight 22%81
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.
- 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%4
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
- Bukit Batok MRT1.6 km
- Tengah Plantation MRT1.6 km
- Tengah Park MRT1.6 km
Schools within 2 km
- Dunearn Secondary Schoolsecondary (s1-s5)210 m
- St. Anthony'S Primary Schoolprimary310 m
- Swiss Cottage Secondary Schoolsecondary (s1-s5)450 m
- Dazhong Primary Schoolprimary500 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 |
|---|---|---|---|---|---|---|
| Nov 2025 | 4 ROOM | S$450,000 | 915 sqft | S$492 | 01 TO 03 | 61 yr 10 mo |
| Dec 2023 | 3 ROOM | S$370,000 | 689 sqft | S$537 | 01 TO 03 | 63 yr 10 mo |
| Jan 2023 | 3 ROOM | S$363,000 | 689 sqft | S$527 | 04 TO 06 | 64 yr 9 mo |
| Jan 2022 | 4 ROOM | S$403,000 | 904 sqft | S$446 | 04 TO 06 | 65 yr 9 mo |
| May 2020 | 3 ROOM | S$245,000 | 689 sqft | S$356 | 01 TO 03 | 67 yr 5 mo |
| Aug 2018 | 3 ROOM | S$250,000 | 689 sqft | S$363 | 04 TO 06 | 69 yr 1 mo |
| Oct 2014 | 3 ROOM | S$280,000 | 689 sqft | S$406 | 04 TO 06 | 72 yr 3 mo |
| Nov 2013 | 4 ROOM | S$357,000 | 904 sqft | S$395 | 04 TO 06 | 73 yr 2 mo |
| May 2012 | 3 ROOM | S$295,000 | 689 sqft | S$428 | 01 TO 05 | 74 yr 8 mo |
| Dec 2009 | 3 ROOM | S$210,500 | 689 sqft | S$306 | 04 TO 06 | 77 yr 1 mo |
| Nov 2008 | 3 ROOM | S$185,000 | 689 sqft | S$269 | 01 TO 03 | 78 yr 2 mo |
| Jan 2005 | 4 ROOM | S$189,000 | 980 sqft | S$193 | 01 TO 03 | 82 yrs |
| Dec 2002 | 3 ROOM | S$112,000 | 689 sqft | S$163 | 01 TO 03 | 84 yr 1 mo |
| Jan 2002 | 4 ROOM | S$166,000 | 980 sqft | S$169 | 01 TO 03 | 85 yrs |
| Jul 2001 | 4 ROOM | S$173,000 | 904 sqft | S$191 | 01 TO 03 | 85 yr 6 mo |
| Jun 2001 | 3 ROOM | S$105,500 | 689 sqft | S$153 | 04 TO 06 | 85 yr 7 mo |
| Nov 2000 | 3 ROOM | S$118,000 | 689 sqft | S$171 | 01 TO 03 | 86 yr 2 mo |
| Jun 1998 | 4 ROOM | S$185,000 | 915 sqft | S$202 | 01 TO 03 | 88 yr 7 mo |
| Jun 1998 | 3 ROOM | S$124,000 | 689 sqft | S$180 | 01 TO 03 | 88 yr 7 mo |
| May 1997 | 4 ROOM | S$241,000 | 904 sqft | S$267 | 01 TO 03 | 89 yr 8 mo |
| Apr 1997 | 3 ROOM | S$169,000 | 689 sqft | S$245 | 01 TO 03 | 89 yr 9 mo |
| Feb 1997 | 4 ROOM | S$245,000 | 980 sqft | S$250 | 01 TO 03 | 89 yr 11 mo |
| Nov 1996 | 3 ROOM | S$130,000 | 689 sqft | S$189 | 01 TO 03 | 90 yr 2 mo |
| Nov 1995 | 3 ROOM | S$104,000 | 689 sqft | S$151 | 01 TO 03 | 91 yr 2 mo |
| Nov 1995 | 3 ROOM | S$95,000 | 689 sqft | S$138 | 01 TO 03 | 91 yr 2 mo |
| Aug 1995 | 3 ROOM | S$97,000 | 689 sqft | S$141 | 04 TO 06 | 91 yr 5 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 417 Bt Batok West Ave 4
S$524
+0.1%4 sales7.7% yield
Blk 416 Bt Batok West Ave 4
S$524
+2.6%4 sales7.9% yield
Blk 414 Bt Batok West Ave 4
S$535
+6.6%2 sales7.4% yield
Blk 411 Bt Batok West Ave 4
S$535
+7.8%1 sales7.9% yield
Blk 325 Bt Batok St 33
S$433
-15.6%1 sales7.4% yield
Blk 331 Bt Batok St 33
S$451
-11.6%2 sales6.8% yield
Blk 420 Bt Batok West Ave 2
S$504
-2.5%3 sales8.2% yield
Blk 327 Bt Batok St 33
S$509
-12.4%1 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.