Blk 421 Bt Batok West Ave 2
BT BATOK WEST AVE 2 · BUKIT BATOK · Singapore 650421 · D23
Median PSF · 12m
S$533
Median price · 12m
S$390K
Latest sale
S$390K
Feb 2026
1-year change
+11.1%
Sales · 12m
1
183 all time
Gross yield
7.74%
8 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
- +41.8%
- Annualised
- +22.1%
- Transactions
- 10
- 1 year
- +11.1%
- 3 years p.a.
- +2.4%
- 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 421 Bt Batok West Ave 2 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$533 | S$564 | -5.6% |
| Median price | S$390K | S$600K | -35.0% |
| Gross rental yield | 7.74% | 6.36% | +1.4 pts |
| 1-year price change | +11.1% | +1.0% | +10.2 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$2,450
Contracts · 12m
8
Implied annual rent
S$29K
Gross yield
7.74%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 8 | S$2,450 |
Investment analysis
Investment score 44 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
44/100
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%86
Gross yield against every other development in its segment.
- Valuationweight 22%58
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.
- Price momentumweight 18%25
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%16
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 870 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 MRT870 m
- Tengah Plantation MRT1.4 km
- Tengah Park MRT1.4 km
- Bukit Batok MRT1.6 km
Schools within 2 km
- Dunearn Secondary Schoolsecondary (s1-s5)120 m
- St. Anthony'S Primary Schoolprimary510 m
- Dazhong Primary Schoolprimary540 m
- Swiss Cottage Secondary Schoolsecondary (s1-s5)650 m
- Lianhua Primary Schoolprimary1.4 km
- Millennia Institutecentralised institute1.4 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 |
|---|---|---|---|---|---|---|
| Feb 2026 | 3 ROOM | S$389,888 | 732 sqft | S$533 | 10 TO 12 | 61 yr 3 mo |
| Feb 2025 | 4 ROOM | S$485,000 | 1,012 sqft | S$479 | 04 TO 06 | 62 yr 4 mo |
| Aug 2024 | 3 ROOM | S$383,000 | 732 sqft | S$523 | 10 TO 12 | 62 yr 9 mo |
| Jul 2024 | 3 ROOM | S$370,000 | 732 sqft | S$506 | 10 TO 12 | 62 yr 9 mo |
| May 2023 | 3 ROOM | S$365,000 | 732 sqft | S$499 | 07 TO 09 | 64 yrs |
| May 2023 | 3 ROOM | S$363,000 | 732 sqft | S$496 | 07 TO 09 | 63 yr 11 mo |
| Dec 2022 | 4 ROOM | S$428,888 | 1,012 sqft | S$424 | 01 TO 03 | 64 yr 5 mo |
| Mar 2022 | 3 ROOM | S$328,000 | 732 sqft | S$448 | 04 TO 06 | 65 yr 2 mo |
| Jan 2022 | 4 ROOM | S$440,000 | 1,066 sqft | S$413 | 10 TO 12 | 65 yr 4 mo |
| Apr 2021 | 4 ROOM | S$380,000 | 1,012 sqft | S$376 | 07 TO 09 | 66 yrs |
| Feb 2020 | 3 ROOM | S$251,000 | 732 sqft | S$343 | 07 TO 09 | 67 yr 2 mo |
| Aug 2019 | 4 ROOM | S$343,000 | 1,012 sqft | S$339 | 04 TO 06 | 67 yr 8 mo |
| Aug 2019 | 3 ROOM | S$245,000 | 732 sqft | S$335 | 04 TO 06 | 67 yr 8 mo |
| May 2019 | 4 ROOM | S$340,000 | 1,012 sqft | S$336 | 07 TO 09 | 68 yrs |
| Apr 2019 | 3 ROOM | S$245,000 | 732 sqft | S$335 | 10 TO 12 | 68 yr 1 mo |
| Dec 2018 | 4 ROOM | S$308,000 | 1,012 sqft | S$304 | 04 TO 06 | 68 yr 5 mo |
| Aug 2018 | 3 ROOM | S$257,000 | 732 sqft | S$351 | 10 TO 12 | 68 yr 8 mo |
| Dec 2017 | 3 ROOM | S$256,000 | 797 sqft | S$321 | 01 TO 03 | 69 yr 5 mo |
| Oct 2017 | 3 ROOM | S$278,000 | 732 sqft | S$380 | 07 TO 09 | 69 yr 6 mo |
| Oct 2017 | 3 ROOM | S$236,888 | 732 sqft | S$324 | 04 TO 06 | 69 yr 7 mo |
| May 2016 | 4 ROOM | S$378,000 | 1,066 sqft | S$355 | 10 TO 12 | 70 yrs |
| Dec 2015 | 3 ROOM | S$255,000 | 732 sqft | S$348 | 01 TO 03 | 71 yrs |
| Nov 2015 | 3 ROOM | S$283,000 | 732 sqft | S$387 | 07 TO 09 | 71 yrs |
| Oct 2015 | 4 ROOM | S$350,000 | 1,012 sqft | S$346 | 04 TO 06 | 71 yrs |
| Oct 2015 | 3 ROOM | S$265,000 | 732 sqft | S$362 | 10 TO 12 | 71 yrs |
| Jun 2015 | 4 ROOM | S$310,000 | 1,012 sqft | S$306 | 01 TO 03 | 71 yrs |
| Jun 2015 | 3 ROOM | S$270,000 | 732 sqft | S$369 | 01 TO 03 | 71 yrs |
| Mar 2015 | 3 ROOM | S$273,000 | 732 sqft | S$373 | 04 TO 06 | 72 yrs |
| Mar 2015 | 3 ROOM | S$255,000 | 732 sqft | S$348 | 04 TO 06 | 72 yrs |
| Feb 2015 | 3 ROOM | S$285,000 | 732 sqft | S$389 | 07 TO 09 | 72 yrs |
| Jan 2015 | 3 ROOM | S$280,000 | 732 sqft | S$383 | 07 TO 09 | 72 yrs |
| Nov 2014 | 4 ROOM | S$365,000 | 1,012 sqft | S$361 | 01 TO 03 | 72 yr 2 mo |
| Oct 2014 | 3 ROOM | S$308,000 | 732 sqft | S$421 | 10 TO 12 | 72 yr 3 mo |
| Dec 2013 | 3 ROOM | S$312,000 | 732 sqft | S$426 | 04 TO 06 | 73 yr 1 mo |
| Oct 2013 | 4 ROOM | S$400,000 | 1,012 sqft | S$395 | 07 TO 09 | 73 yr 3 mo |
| Oct 2013 | 3 ROOM | S$305,000 | 732 sqft | S$417 | 04 TO 06 | 73 yr 3 mo |
| Oct 2012 | 4 ROOM | S$375,000 | 1,012 sqft | S$371 | 01 TO 03 | 74 yr 3 mo |
| Aug 2012 | 4 ROOM | S$368,000 | 1,012 sqft | S$364 | 01 TO 03 | 74 yr 5 mo |
| Mar 2012 | 3 ROOM | S$314,000 | 732 sqft | S$429 | 06 TO 10 | 74 yr 10 mo |
| Jan 2012 | 4 ROOM | S$375,000 | 1,012 sqft | S$371 | 10 TO 12 | 75 yrs |
Showing the 40 most recent of 183 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 423 Bt Batok West Ave 2
S$506
-2.0%5 sales8.6% yield
Blk 425 Bt Batok West Ave 2
S$502
-4.3%1 sales6.0% yield
Blk 420 Bt Batok West Ave 2
S$504
-2.5%3 sales8.2% yield
Blk 426 Bt Batok West Ave 2
S$502
+0.1%1 sales7.7% yield
Blk 424 Bt Batok West Ave 2
S$553
-3.5%1 sales8.7% yield
Blk 422 Bt Batok West Ave 2
S$519
-6.2%1 sales7.7% yield
Blk 416 Bt Batok West Ave 4
S$524
+2.6%4 sales7.9% yield
Blk 419 Bt Batok West Ave 2
S$520
+5.0%1 sales6.1% 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.