Blk 417 Bt Batok West Ave 4
BT BATOK WEST AVE 4 · BUKIT BATOK · Singapore 650417 · D23
Median PSF · 12m
S$448
Median price · 12m
S$497K
Latest sale
S$504K
Oct 2026
1-year change
-15.2%
Sales · 12m
4
256 all time
Gross yield
7.92%
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
- +19.1%
- Annualised
- +6.0%
- Transactions
- 36
- 1 year
- -15.2%
- 3 years p.a.
- -0.1%
- 5 years p.a.
- +4.7%
- Median size
- 1,109 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 417 Bt Batok West Ave 4 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$448 | S$561 | -20.0% |
| Median price | S$497K | S$600K | -17.2% |
| Gross rental yield | 7.92% | 6.34% | +1.6 pts |
| 1-year price change | -15.2% | +0.2% | -15.4 pts |
This development trades about 20% 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$2,700
Contracts · 12m
5
Implied annual rent
S$32K
Gross yield
7.92%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,700 |
| 4 ROOM | 2 | S$3,225 |
Investment analysis
Investment score 52 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
52/100
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%94
How its median price per square foot compares with its own district.
- Rental yieldweight 20%89
Gross yield against every other development in its segment.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%26
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%22
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 740 m.
- Price momentumweight 18%9
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 MRT740 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)220 m
- St. Anthony'S Primary Schoolprimary330 m
- Dazhong Primary Schoolprimary470 m
- Swiss Cottage Secondary Schoolsecondary (s1-s5)470 m
- Lianhua Primary Schoolprimary1.3 km
- Hillgrove Secondary Schoolsecondary (s1-s5)1.3 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 | 4 ROOM | S$503,888 | 1,109 sqft | S$454 | 10 TO 12 | 58 yr 9 mo |
| Oct 2026 | 4 ROOM | S$503,888 | 1,109 sqft | S$454 | 10 TO 12 | 58 yr 9 mo |
| Mar 2026 | 4 ROOM | S$490,000 | 1,109 sqft | S$442 | 04 TO 06 | 59 yr 4 mo |
| Mar 2026 | 4 ROOM | S$490,000 | 1,109 sqft | S$442 | 04 TO 06 | 59 yr 4 mo |
| Oct 2025 | 3 ROOM | S$435,000 | 786 sqft | S$554 | 10 TO 12 | 59 yr 9 mo |
| Oct 2025 | 3 ROOM | S$435,000 | 786 sqft | S$554 | 10 TO 12 | 59 yr 9 mo |
| Oct 2025 | 3 ROOM | S$420,000 | 786 sqft | S$535 | 07 TO 09 | 59 yr 9 mo |
| Oct 2025 | 3 ROOM | S$420,000 | 786 sqft | S$535 | 07 TO 09 | 59 yr 9 mo |
| Oct 2025 | 3 ROOM | S$403,000 | 786 sqft | S$513 | 04 TO 06 | 59 yr 9 mo |
| Oct 2025 | 3 ROOM | S$403,000 | 786 sqft | S$513 | 04 TO 06 | 59 yr 9 mo |
| May 2025 | 3 ROOM | S$420,000 | 786 sqft | S$535 | 07 TO 09 | 60 yr 2 mo |
| May 2025 | 3 ROOM | S$420,000 | 786 sqft | S$535 | 07 TO 09 | 60 yr 2 mo |
| May 2025 | 3 ROOM | S$402,888 | 786 sqft | S$513 | 10 TO 12 | 60 yr 1 mo |
| May 2025 | 3 ROOM | S$402,888 | 786 sqft | S$513 | 10 TO 12 | 60 yr 1 mo |
| Apr 2025 | 4 ROOM | S$580,000 | 1,109 sqft | S$523 | 10 TO 12 | 60 yr 3 mo |
| Apr 2025 | 4 ROOM | S$580,000 | 1,109 sqft | S$523 | 10 TO 12 | 60 yr 3 mo |
| Jul 2024 | 4 ROOM | S$468,000 | 1,109 sqft | S$422 | 01 TO 03 | 61 yrs |
| Jul 2024 | 4 ROOM | S$468,000 | 1,109 sqft | S$422 | 01 TO 03 | 61 yrs |
| Mar 2024 | 4 ROOM | S$508,000 | 1,109 sqft | S$458 | 07 TO 09 | 61 yr 4 mo |
| Mar 2024 | 4 ROOM | S$508,000 | 1,109 sqft | S$458 | 07 TO 09 | 61 yr 4 mo |
| Oct 2023 | 3 ROOM | S$365,000 | 786 sqft | S$465 | 10 TO 12 | 61 yr 8 mo |
| Oct 2023 | 3 ROOM | S$365,000 | 786 sqft | S$465 | 10 TO 12 | 61 yr 8 mo |
| Jul 2023 | 4 ROOM | S$498,000 | 1,109 sqft | S$449 | 07 TO 09 | 62 yr 1 mo |
| Jul 2023 | 4 ROOM | S$498,000 | 1,109 sqft | S$449 | 07 TO 09 | 62 yr 1 mo |
| Jan 2023 | 4 ROOM | S$420,000 | 1,109 sqft | S$379 | 01 TO 03 | 62 yr 7 mo |
| Jan 2023 | 4 ROOM | S$420,000 | 1,109 sqft | S$379 | 01 TO 03 | 62 yr 7 mo |
| Oct 2022 | 4 ROOM | S$480,000 | 1,109 sqft | S$433 | 10 TO 12 | 62 yr 9 mo |
| Oct 2022 | 4 ROOM | S$480,000 | 1,109 sqft | S$433 | 10 TO 12 | 62 yr 9 mo |
| Oct 2022 | 4 ROOM | S$442,000 | 1,152 sqft | S$384 | 01 TO 03 | 62 yr 9 mo |
| Oct 2022 | 4 ROOM | S$442,000 | 1,152 sqft | S$384 | 01 TO 03 | 62 yr 9 mo |
| Aug 2022 | 3 ROOM | S$348,000 | 786 sqft | S$443 | 10 TO 12 | 63 yrs |
| Aug 2022 | 3 ROOM | S$348,000 | 786 sqft | S$443 | 10 TO 12 | 63 yrs |
| Jul 2022 | 3 ROOM | S$343,500 | 786 sqft | S$437 | 04 TO 06 | 63 yrs |
| Jul 2022 | 3 ROOM | S$343,500 | 786 sqft | S$437 | 04 TO 06 | 63 yrs |
| Oct 2021 | 4 ROOM | S$395,000 | 1,109 sqft | S$356 | 04 TO 06 | 63 yr 9 mo |
| Oct 2021 | 3 ROOM | S$320,000 | 786 sqft | S$407 | 10 TO 12 | 63 yr 9 mo |
| Aug 2021 | 4 ROOM | S$408,000 | 1,109 sqft | S$368 | 04 TO 06 | 63 yr 10 mo |
| Jul 2021 | 3 ROOM | S$230,000 | 786 sqft | S$293 | 04 TO 06 | 64 yrs |
| Jan 2021 | 3 ROOM | S$265,000 | 786 sqft | S$337 | 10 TO 12 | 64 yr 6 mo |
| Jun 2020 | 3 ROOM | S$250,000 | 786 sqft | S$318 | 04 TO 06 | 65 yr 2 mo |
Showing the 40 most recent of 256 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 415 Bt Batok West Ave 4
S$492
—2 sales10.1% yield
Blk 416 Bt Batok West Ave 4
S$519
+0.7%8 sales7.9% yield
Blk 420 Bt Batok West Ave 2
S$504
-1.6%6 sales8.2% yield
Blk 414 Bt Batok West Ave 4
S$547
+6.2%2 sales7.4% yield
Blk 325 Bt Batok St 33
S$433
-15.6%2 sales7.4% yield
Blk 419 Bt Batok West Ave 2
S$520
+1.9%2 sales6.0% yield
Blk 328 Bt Batok St 33
S$453
—2 sales10.2% yield
Blk 422 Bt Batok West Ave 2
S$519
-6.2%2 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.