Blk 425 Bt Batok West Ave 2
BT BATOK WEST AVE 2 · BUKIT BATOK · Singapore 650425 · D23
Median PSF · 12m
S$502
Median price · 12m
S$459K
Latest sale
S$459K
May 2026
1-year change
-4.3%
Sales · 12m
1
29 all time
Gross yield
5.99%
no rental data
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
- +3.8%
- Annualised
- +3.8%
- Transactions
- 4
- 1 year
- -4.3%
- 3 years p.a.
- +0.4%
- 5 years p.a.
- —
- Median size
- 915 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 425 Bt Batok West Ave 2 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$502 | S$564 | -11.1% |
| Median price | S$459K | S$600K | -23.5% |
| Gross rental yield | 5.99% | 6.36% | -0.4 pts |
| 1-year price change | -4.3% | +1.0% | -5.3 pts |
This development trades about 11% below the D23 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
No rental contracts have been recorded here in the last 12 months, so a yield cannot be measured for this development.
Investment analysis
Investment score 36 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
36/100
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%76
How its median price per square foot compares with its own district.
- Rental yieldweight 20%41
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.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%19
Distance to the nearest rail station, plus schools within 1 km. Nearest is Bukit Gombak MRT at 810 m.
- Price momentumweight 18%10
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 MRT810 m
- Tengah Plantation MRT1.4 km
- Tengah Park MRT1.4 km
- Bukit Batok MRT1.5 km
Schools within 2 km
- Dunearn Secondary Schoolsecondary (s1-s5)200 m
- Dazhong Primary Schoolprimary470 m
- St. Anthony'S Primary Schoolprimary520 m
- Swiss Cottage Secondary Schoolsecondary (s1-s5)660 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 |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | S$458,888 | 915 sqft | S$502 | 01 TO 03 | 60 yr 8 mo |
| May 2025 | 4 ROOM | S$502,000 | 958 sqft | S$524 | 01 TO 03 | 61 yr 8 mo |
| May 2023 | 3 ROOM | S$350,000 | 689 sqft | S$508 | 01 TO 03 | 63 yr 8 mo |
| Oct 2022 | 4 ROOM | S$442,000 | 915 sqft | S$483 | 04 TO 06 | 64 yr 3 mo |
| Sep 2019 | 4 ROOM | S$302,000 | 915 sqft | S$330 | 01 TO 03 | 67 yr 3 mo |
| Jun 2017 | 3 ROOM | S$258,000 | 689 sqft | S$375 | 04 TO 06 | 69 yr 6 mo |
| Apr 2017 | 3 ROOM | S$258,000 | 689 sqft | S$375 | 01 TO 03 | 69 yr 8 mo |
| Nov 2016 | 4 ROOM | S$308,000 | 915 sqft | S$337 | 04 TO 06 | 70 yrs |
| Oct 2012 | 3 ROOM | S$299,000 | 689 sqft | S$434 | 01 TO 03 | 73 yr 3 mo |
| Apr 2011 | 3 ROOM | S$267,000 | 689 sqft | S$388 | 01 TO 03 | 74 yr 9 mo |
| Jun 2010 | 3 ROOM | S$207,000 | 689 sqft | S$300 | 04 TO 06 | 75 yr 7 mo |
| Dec 2009 | 3 ROOM | S$211,000 | 689 sqft | S$306 | 04 TO 06 | 76 yr 1 mo |
| Apr 2008 | 3 ROOM | S$160,000 | 689 sqft | S$232 | 01 TO 03 | 77 yr 9 mo |
| Mar 2008 | 4 ROOM | S$180,000 | 904 sqft | S$199 | 01 TO 03 | 77 yr 10 mo |
| Nov 2007 | 3 ROOM | S$162,855 | 689 sqft | S$236 | 01 TO 03 | 78 yr 2 mo |
| Nov 2005 | 3 ROOM | S$130,000 | 689 sqft | S$189 | 01 TO 03 | 80 yr 2 mo |
| Jan 2002 | 4 ROOM | S$155,000 | 904 sqft | S$171 | 01 TO 03 | 84 yrs |
| Jan 1999 | 3 ROOM | S$112,000 | 689 sqft | S$163 | 01 TO 03 | 87 yrs |
| Dec 1998 | 4 ROOM | S$170,000 | 904 sqft | S$188 | 01 TO 03 | 87 yr 1 mo |
| Oct 1998 | 4 ROOM | S$165,000 | 915 sqft | S$180 | 04 TO 06 | 87 yr 3 mo |
| Jan 1998 | 4 ROOM | S$207,000 | 915 sqft | S$226 | 01 TO 03 | 88 yrs |
| Jan 1998 | 3 ROOM | S$136,000 | 689 sqft | S$197 | 01 TO 03 | 88 yrs |
| Oct 1997 | 3 ROOM | S$151,000 | 689 sqft | S$219 | 04 TO 06 | 88 yr 3 mo |
| Dec 1995 | 4 ROOM | S$180,000 | 904 sqft | S$199 | 04 TO 06 | 90 yr 1 mo |
| Sep 1995 | 4 ROOM | S$178,000 | 915 sqft | S$195 | 04 TO 06 | 90 yr 4 mo |
| Jun 1995 | 3 ROOM | S$92,000 | 689 sqft | S$134 | 01 TO 03 | 90 yr 7 mo |
| Apr 1995 | 3 ROOM | S$77,000 | 689 sqft | S$112 | 04 TO 06 | 90 yr 9 mo |
| Sep 1994 | 4 ROOM | S$147,000 | 915 sqft | S$161 | 01 TO 03 | 91 yr 4 mo |
| Aug 1994 | 4 ROOM | S$132,000 | 904 sqft | S$146 | 01 TO 03 | 91 yr 5 mo |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 424 Bt Batok West Ave 2
S$553
-3.5%1 sales8.7% yield
Blk 426 Bt Batok West Ave 2
S$502
+0.1%1 sales7.7% yield
Blk 423 Bt Batok West Ave 2
S$506
-2.0%5 sales8.6% yield
Blk 422 Bt Batok West Ave 2
S$519
-6.2%1 sales7.7% yield
Blk 421 Bt Batok West Ave 2
S$533
+11.1%1 sales7.7% yield
Blk 420 Bt Batok West Ave 2
S$504
-2.5%3 sales8.2% yield
Blk 419 Bt Batok West Ave 2
S$520
+5.0%1 sales6.1% yield
Blk 319 Bt Batok St 33
S$480
+0.8%3 sales7.8% 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.