Blk 416 Bt Batok West Ave 4
BT BATOK WEST AVE 4 · BUKIT BATOK · Singapore 650416 · D23
Median PSF · 12m
S$519
Median price · 12m
S$412K
Latest sale
S$405K
Oct 2026
1-year change
+0.7%
Sales · 12m
8
219 all time
Gross yield
7.94%
3 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
- +26.6%
- Annualised
- +7.5%
- Transactions
- 35
- 1 year
- +0.7%
- 3 years p.a.
- +4.7%
- 5 years p.a.
- +7.2%
- Median size
- 786 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 416 Bt Batok West Ave 4 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$519 | S$561 | -7.4% |
| Median price | S$412K | S$600K | -31.4% |
| Gross rental yield | 7.94% | 6.34% | +1.6 pts |
| 1-year price change | +0.7% | +0.2% | +0.6 pts |
This development trades about 7% 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$3,300
Contracts · 12m
3
Implied annual rent
S$40K
Gross yield
7.94%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 3 | S$3,300 |
Investment analysis
Investment score 60 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
60/100
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%89
Gross yield against every other development in its segment.
- Liquidityweight 15%76
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%64
How its median price per square foot compares with its own district.
- Price momentumweight 18%63
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%26
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%18
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 810 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 MRT810 m
- Tengah Plantation MRT1.5 km
- Tengah Park MRT1.6 km
- Bukit Batok MRT1.6 km
Schools within 2 km
- Dunearn Secondary Schoolsecondary (s1-s5)150 m
- St. Anthony'S Primary Schoolprimary380 m
- Swiss Cottage Secondary Schoolsecondary (s1-s5)520 m
- Dazhong Primary Schoolprimary530 m
- Lianhua Primary Schoolprimary1.4 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 |
|---|---|---|---|---|---|---|
| Oct 2026 | 3 ROOM | S$405,000 | 786 sqft | S$515 | 04 TO 06 | 60 yr 2 mo |
| Oct 2026 | 3 ROOM | S$405,000 | 786 sqft | S$515 | 04 TO 06 | 60 yr 2 mo |
| Aug 2026 | 4 ROOM | S$508,000 | 1,109 sqft | S$458 | 10 TO 12 | 60 yr 4 mo |
| Aug 2026 | 4 ROOM | S$508,000 | 1,109 sqft | S$458 | 10 TO 12 | 60 yr 4 mo |
| Jul 2026 | 3 ROOM | S$408,000 | 786 sqft | S$519 | 07 TO 09 | 60 yr 5 mo |
| Jul 2026 | 3 ROOM | S$408,000 | 786 sqft | S$519 | 07 TO 09 | 60 yr 5 mo |
| Feb 2026 | 3 ROOM | S$415,000 | 786 sqft | S$528 | 10 TO 12 | 60 yr 10 mo |
| Feb 2026 | 3 ROOM | S$415,000 | 786 sqft | S$528 | 10 TO 12 | 60 yr 10 mo |
| Oct 2025 | 3 ROOM | S$420,000 | 786 sqft | S$535 | 07 TO 09 | 61 yr 2 mo |
| Oct 2025 | 3 ROOM | S$420,000 | 786 sqft | S$535 | 07 TO 09 | 61 yr 2 mo |
| Sep 2025 | 4 ROOM | S$560,000 | 1,109 sqft | S$505 | 07 TO 09 | 61 yr 2 mo |
| Sep 2025 | 4 ROOM | S$560,000 | 1,109 sqft | S$505 | 07 TO 09 | 61 yr 2 mo |
| Apr 2025 | 3 ROOM | S$420,000 | 786 sqft | S$535 | 01 TO 03 | 61 yr 8 mo |
| Apr 2025 | 3 ROOM | S$420,000 | 786 sqft | S$535 | 01 TO 03 | 61 yr 8 mo |
| Mar 2025 | 3 ROOM | S$380,000 | 786 sqft | S$484 | 07 TO 09 | 61 yr 8 mo |
| Mar 2025 | 3 ROOM | S$380,000 | 786 sqft | S$484 | 07 TO 09 | 61 yr 8 mo |
| Nov 2024 | 3 ROOM | S$405,000 | 786 sqft | S$515 | 07 TO 09 | 62 yr 1 mo |
| Nov 2024 | 3 ROOM | S$405,000 | 786 sqft | S$515 | 07 TO 09 | 62 yr 1 mo |
| May 2024 | 3 ROOM | S$380,000 | 786 sqft | S$484 | 07 TO 09 | 62 yr 6 mo |
| May 2024 | 3 ROOM | S$380,000 | 786 sqft | S$484 | 07 TO 09 | 62 yr 6 mo |
| Apr 2024 | 3 ROOM | S$430,000 | 786 sqft | S$547 | 07 TO 09 | 62 yr 8 mo |
| Apr 2024 | 3 ROOM | S$430,000 | 786 sqft | S$547 | 07 TO 09 | 62 yr 8 mo |
| Nov 2023 | 3 ROOM | S$380,000 | 786 sqft | S$484 | 01 TO 03 | 63 yr 1 mo |
| Nov 2023 | 3 ROOM | S$380,000 | 786 sqft | S$484 | 01 TO 03 | 63 yr 1 mo |
| Dec 2022 | 3 ROOM | S$355,000 | 786 sqft | S$452 | 01 TO 03 | 64 yrs |
| Dec 2022 | 3 ROOM | S$355,000 | 786 sqft | S$452 | 01 TO 03 | 64 yrs |
| Mar 2022 | 3 ROOM | S$335,000 | 786 sqft | S$426 | 10 TO 12 | 64 yr 9 mo |
| Mar 2022 | 3 ROOM | S$335,000 | 786 sqft | S$426 | 10 TO 12 | 64 yr 9 mo |
| Feb 2022 | 3 ROOM | S$333,000 | 786 sqft | S$424 | 10 TO 12 | 64 yr 10 mo |
| Feb 2022 | 3 ROOM | S$333,000 | 786 sqft | S$424 | 10 TO 12 | 64 yr 10 mo |
| Jan 2022 | 3 ROOM | S$348,000 | 786 sqft | S$443 | 07 TO 09 | 64 yr 11 mo |
| Jan 2022 | 3 ROOM | S$348,000 | 786 sqft | S$443 | 07 TO 09 | 64 yr 11 mo |
| Jan 2022 | 3 ROOM | S$320,000 | 786 sqft | S$407 | 04 TO 06 | 64 yr 11 mo |
| Jan 2022 | 3 ROOM | S$320,000 | 786 sqft | S$407 | 04 TO 06 | 64 yr 11 mo |
| Oct 2021 | 3 ROOM | S$320,000 | 786 sqft | S$407 | 04 TO 06 | 65 yr 2 mo |
| Aug 2021 | 4 ROOM | S$405,000 | 1,109 sqft | S$365 | 07 TO 09 | 65 yr 4 mo |
| Jul 2021 | 4 ROOM | S$385,000 | 1,109 sqft | S$347 | 04 TO 06 | 65 yr 4 mo |
| Apr 2021 | 3 ROOM | S$300,000 | 786 sqft | S$382 | 04 TO 06 | 65 yr 7 mo |
| Dec 2020 | 4 ROOM | S$385,000 | 1,109 sqft | S$347 | 07 TO 09 | 66 yrs |
| Dec 2020 | 3 ROOM | S$290,000 | 786 sqft | S$369 | 04 TO 06 | 66 yrs |
Showing the 40 most recent of 219 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 414 Bt Batok West Ave 4
S$547
+6.2%2 sales7.4% yield
Blk 415 Bt Batok West Ave 4
S$492
—2 sales10.1% yield
Blk 417 Bt Batok West Ave 4
S$448
-15.2%4 sales7.9% yield
Blk 420 Bt Batok West Ave 2
S$504
-1.6%6 sales8.2% yield
Blk 411 Bt Batok West Ave 4
S$504
+1.7%4 sales7.8% yield
Blk 422 Bt Batok West Ave 2
S$519
-6.2%2 sales7.7% yield
Blk 421 Bt Batok West Ave 2
S$533
+11.1%2 sales7.7% yield
Blk 409 Bt Batok West Ave 4
S$524
+1.5%8 sales7.7% 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.