Blk 419 Bt Batok West Ave 2
BT BATOK WEST AVE 2 · BUKIT BATOK · Singapore 650419 · D23
Median PSF · 12m
S$520
Median price · 12m
S$465K
Latest sale
S$465K
Jul 2026
1-year change
+5.0%
Sales · 12m
1
121 all time
Gross yield
6.15%
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
- +45.7%
- Annualised
- +24.0%
- Transactions
- 11
- 1 year
- +5.0%
- 3 years p.a.
- —
- 5 years p.a.
- +7.7%
- Median size
- 1,292 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 419 Bt Batok West Ave 2 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$520 | S$564 | -7.8% |
| Median price | S$465K | S$600K | -22.5% |
| Gross rental yield | 6.15% | 6.36% | -0.2 pts |
| 1-year price change | +5.0% | +1.0% | +4.1 pts |
This development trades about 8% 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$3,500
Contracts · 12m
1
Implied annual rent
S$42K
Gross yield
6.15%
| Unit type | Contracts | Median rent |
|---|---|---|
| 5 ROOM | 1 | S$3,500 |
Investment analysis
Investment score 46 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
46/100
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%65
How its median price per square foot compares with its own district.
- Price momentumweight 18%65
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%46
Gross yield against every other development in its segment.
- Supply riskweight 10%35
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%24
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 720 m.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
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 MRT720 m
- Bukit Batok MRT1.5 km
- Tengah Park MRT1.5 km
- Tengah Plantation MRT1.5 km
Schools within 2 km
- Dunearn Secondary Schoolsecondary (s1-s5)250 m
- Dazhong Primary Schoolprimary400 m
- St. Anthony'S Primary Schoolprimary420 m
- Swiss Cottage Secondary Schoolsecondary (s1-s5)560 m
- Lianhua Primary Schoolprimary1.2 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$465,000 | 893 sqft | S$520 | 01 TO 03 | 59 yr 1 mo |
| Jan 2025 | 5 ROOM | S$745,000 | 1,399 sqft | S$532 | 01 TO 03 | 60 yr 9 mo |
| Jan 2025 | 5 ROOM | S$685,000 | 1,399 sqft | S$490 | 07 TO 09 | 60 yr 8 mo |
| Oct 2024 | 5 ROOM | S$640,000 | 1,292 sqft | S$495 | 07 TO 09 | 61 yrs |
| Jul 2024 | 5 ROOM | S$590,000 | 1,292 sqft | S$457 | 01 TO 03 | 61 yr 2 mo |
| Jul 2022 | 4 ROOM | S$418,000 | 893 sqft | S$468 | 04 TO 06 | 63 yr 2 mo |
| Mar 2022 | 5 ROOM | S$502,888 | 1,292 sqft | S$389 | 04 TO 06 | 63 yr 5 mo |
| Mar 2022 | 4 ROOM | S$405,000 | 893 sqft | S$453 | 07 TO 09 | 63 yr 5 mo |
| Jan 2022 | 5 ROOM | S$490,000 | 1,399 sqft | S$350 | 07 TO 09 | 63 yr 8 mo |
| Aug 2021 | 5 ROOM | S$465,000 | 1,292 sqft | S$360 | 04 TO 06 | 64 yrs |
| Jul 2021 | 5 ROOM | S$458,000 | 1,292 sqft | S$355 | 10 TO 12 | 64 yr 2 mo |
| Jun 2021 | 5 ROOM | S$470,000 | 1,399 sqft | S$336 | 07 TO 09 | 64 yr 3 mo |
| Mar 2021 | 4 ROOM | S$330,000 | 893 sqft | S$369 | 01 TO 03 | 64 yr 7 mo |
| Feb 2021 | 4 ROOM | S$333,000 | 893 sqft | S$373 | 10 TO 12 | 64 yr 7 mo |
| Mar 2018 | 5 ROOM | S$412,000 | 1,399 sqft | S$294 | 01 TO 03 | 67 yr 5 mo |
| Jul 2017 | 4 ROOM | S$312,000 | 893 sqft | S$349 | 01 TO 03 | 68 yr 1 mo |
| Mar 2017 | 5 ROOM | S$462,000 | 1,399 sqft | S$330 | 10 TO 12 | 68 yr 5 mo |
| Jul 2016 | 5 ROOM | S$455,000 | 1,399 sqft | S$325 | 07 TO 09 | 69 yrs |
| Jan 2016 | 5 ROOM | S$458,000 | 1,399 sqft | S$327 | 04 TO 06 | 69 yrs |
| May 2015 | 5 ROOM | S$452,000 | 1,292 sqft | S$350 | 10 TO 12 | 70 yrs |
| Dec 2014 | 5 ROOM | S$440,000 | 1,399 sqft | S$314 | 07 TO 09 | 70 yr 1 mo |
| Apr 2014 | 4 ROOM | S$355,000 | 893 sqft | S$397 | 04 TO 06 | 70 yr 9 mo |
| Jan 2014 | 5 ROOM | S$485,000 | 1,399 sqft | S$347 | 04 TO 06 | 71 yrs |
| Oct 2013 | 5 ROOM | S$470,999 | 1,292 sqft | S$365 | 07 TO 09 | 71 yr 3 mo |
| Jun 2013 | 4 ROOM | S$366,000 | 893 sqft | S$410 | 04 TO 06 | 71 yr 7 mo |
| May 2013 | 4 ROOM | S$400,000 | 893 sqft | S$448 | 10 TO 12 | 71 yr 8 mo |
| Oct 2012 | 4 ROOM | S$350,000 | 893 sqft | S$392 | 01 TO 03 | 72 yr 3 mo |
| Apr 2011 | 4 ROOM | S$320,000 | 893 sqft | S$358 | 01 TO 03 | 73 yr 9 mo |
| Mar 2011 | 5 ROOM | S$400,000 | 1,292 sqft | S$310 | 04 TO 06 | 73 yr 10 mo |
| Aug 2010 | 5 ROOM | S$350,000 | 1,292 sqft | S$271 | 07 TO 09 | 74 yr 5 mo |
| Aug 2010 | 4 ROOM | S$314,000 | 893 sqft | S$351 | 07 TO 09 | 74 yr 5 mo |
| Dec 2009 | 4 ROOM | S$262,000 | 893 sqft | S$293 | 10 TO 12 | 75 yr 1 mo |
| Jun 2009 | 5 ROOM | S$320,000 | 1,292 sqft | S$248 | 01 TO 03 | 75 yr 7 mo |
| Apr 2008 | 4 ROOM | S$195,000 | 893 sqft | S$218 | 07 TO 09 | 76 yr 9 mo |
| Jan 2008 | 4 ROOM | S$207,000 | 893 sqft | S$232 | 10 TO 12 | 77 yrs |
| Dec 2007 | 4 ROOM | S$184,000 | 893 sqft | S$206 | 04 TO 06 | 77 yr 1 mo |
| Nov 2007 | 5 ROOM | S$295,000 | 1,399 sqft | S$211 | 01 TO 03 | 77 yr 2 mo |
| Oct 2007 | 4 ROOM | S$186,000 | 893 sqft | S$208 | 10 TO 12 | 77 yr 3 mo |
| Sep 2007 | 4 ROOM | S$180,000 | 893 sqft | S$201 | 01 TO 03 | 77 yr 4 mo |
| Aug 2007 | 4 ROOM | S$186,000 | 893 sqft | S$208 | 04 TO 06 | 77 yr 5 mo |
Showing the 40 most recent of 121 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 422 Bt Batok West Ave 2
S$519
-6.2%1 sales7.7% yield
Blk 319 Bt Batok St 33
S$480
+0.8%3 sales7.8% yield
Blk 424 Bt Batok West Ave 2
S$553
-3.5%1 sales8.7% yield
Blk 420 Bt Batok West Ave 2
S$504
-2.5%3 sales8.2% yield
Blk 425 Bt Batok West Ave 2
S$502
-4.3%1 sales6.0% yield
Blk 417 Bt Batok West Ave 4
S$524
+0.1%4 sales7.7% yield
Blk 320 Bt Batok St 33
S$581
—1 sales8.0% yield
Blk 423 Bt Batok West Ave 2
S$506
-2.0%5 sales8.6% 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.