Blk 442A Bt Batok West Ave 8
BT BATOK WEST AVE 8 · BUKIT BATOK · Singapore 651442 · D23
Median PSF · 12m
S$666
Median price · 12m
S$770K
Latest sale
S$660K
Sep 2026
1-year change
+0.4%
Sales · 12m
9
50 all time
Gross yield
5.83%
2 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
- +7.0%
- Annualised
- +2.1%
- Transactions
- 50
- 1 year
- +0.4%
- 3 years p.a.
- +2.5%
- 5 years p.a.
- —
- Median size
- 1,206 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 442A Bt Batok West Ave 8 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$666 | S$564 | +18.1% |
| Median price | S$770K | S$600K | +28.3% |
| Gross rental yield | 5.83% | 6.36% | -0.5 pts |
| 1-year price change | +0.4% | +1.0% | -0.5 pts |
This development trades about 18% above 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$3,900
Contracts · 12m
2
Implied annual rent
S$47K
Gross yield
5.83%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 1 | S$3,300 |
| 5 ROOM | 1 | S$4,500 |
Investment analysis
Investment score 39 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
39/100
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.
- Liquidityweight 15%98
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%39
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tengah Park MRT at 510 m.
- Rental yieldweight 20%35
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.
- Price momentumweight 18%26
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%13
How its median price per square foot compares with its own district.
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
- Tengah Park MRT510 m
- Tengah Plantation MRT580 m
- Bukit Batok West MRT1.2 km
- Hong Kah MRT1.4 km
Schools within 2 km
- Pioneer Primary Schoolprimary690 m
- Millennia Institutecentralised institute770 m
- Princess Elizabeth Primary Schoolprimary870 m
- Bukit Batok Secondary Schoolsecondary (s1-s5)940 m
- Dunearn Secondary Schoolsecondary (s1-s5)1.0 km
- Jurong Primary Schoolprimary1.1 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 |
|---|---|---|---|---|---|---|
| Sep 2026 | 4 ROOM | S$660,000 | 990 sqft | S$666 | 07 TO 09 | 91 yr 7 mo |
| Jul 2026 | 5 ROOM | S$770,000 | 1,206 sqft | S$639 | 04 TO 06 | 91 yr 9 mo |
| Jun 2026 | 5 ROOM | S$832,888 | 1,206 sqft | S$691 | 10 TO 12 | 91 yr 10 mo |
| Jun 2026 | 5 ROOM | S$729,888 | 1,206 sqft | S$605 | 01 TO 03 | 91 yr 10 mo |
| Apr 2026 | 4 ROOM | S$560,000 | 990 sqft | S$565 | 01 TO 03 | 92 yrs |
| Mar 2026 | 5 ROOM | S$780,000 | 1,206 sqft | S$647 | 04 TO 06 | 92 yr 1 mo |
| Mar 2026 | 4 ROOM | S$660,000 | 990 sqft | S$666 | 07 TO 09 | 92 yrs |
| Feb 2026 | 5 ROOM | S$830,000 | 1,206 sqft | S$688 | 10 TO 12 | 92 yr 2 mo |
| Feb 2026 | 5 ROOM | S$828,000 | 1,206 sqft | S$687 | 10 TO 12 | 92 yr 2 mo |
| Aug 2025 | 4 ROOM | S$670,000 | 990 sqft | S$677 | 10 TO 12 | 92 yr 7 mo |
| Aug 2025 | 4 ROOM | S$570,000 | 990 sqft | S$576 | 01 TO 03 | 92 yr 7 mo |
| Jul 2025 | 5 ROOM | S$800,000 | 1,206 sqft | S$664 | 04 TO 06 | 92 yr 9 mo |
| Jun 2025 | 5 ROOM | S$840,000 | 1,206 sqft | S$697 | 13 TO 15 | 92 yr 10 mo |
| Jun 2025 | 4 ROOM | S$663,888 | 990 sqft | S$670 | 07 TO 09 | 92 yr 10 mo |
| May 2025 | 4 ROOM | S$682,000 | 990 sqft | S$689 | 13 TO 15 | 92 yr 11 mo |
| May 2025 | 4 ROOM | S$650,000 | 990 sqft | S$656 | 07 TO 09 | 92 yr 11 mo |
| May 2025 | 4 ROOM | S$630,000 | 990 sqft | S$636 | 01 TO 03 | 92 yr 10 mo |
| Feb 2025 | 5 ROOM | S$750,000 | 1,206 sqft | S$622 | 07 TO 09 | 93 yr 2 mo |
| Nov 2024 | 5 ROOM | S$785,000 | 1,206 sqft | S$651 | 13 TO 15 | 93 yr 6 mo |
| Oct 2024 | 5 ROOM | S$830,000 | 1,206 sqft | S$688 | 13 TO 15 | 93 yr 7 mo |
| Jun 2024 | 5 ROOM | S$665,000 | 1,206 sqft | S$552 | 01 TO 03 | 93 yr 10 mo |
| Jun 2024 | 4 ROOM | S$645,000 | 990 sqft | S$651 | 13 TO 15 | 93 yr 10 mo |
| May 2024 | 5 ROOM | S$770,000 | 1,206 sqft | S$639 | 13 TO 15 | 93 yr 11 mo |
| May 2024 | 4 ROOM | S$565,000 | 990 sqft | S$571 | 01 TO 03 | 93 yr 11 mo |
| Mar 2024 | 5 ROOM | S$733,000 | 1,206 sqft | S$608 | 10 TO 12 | 94 yr 1 mo |
| Feb 2024 | 5 ROOM | S$771,000 | 1,206 sqft | S$640 | 13 TO 15 | 94 yr 2 mo |
| Feb 2024 | 5 ROOM | S$768,000 | 1,206 sqft | S$637 | 04 TO 06 | 94 yr 2 mo |
| Feb 2024 | 5 ROOM | S$765,000 | 1,206 sqft | S$635 | 07 TO 09 | 94 yr 2 mo |
| Jan 2024 | 5 ROOM | S$752,000 | 1,206 sqft | S$624 | 07 TO 09 | 94 yr 2 mo |
| Jan 2024 | 5 ROOM | S$740,000 | 1,206 sqft | S$614 | 04 TO 06 | 94 yr 3 mo |
| Nov 2023 | 5 ROOM | S$760,888 | 1,206 sqft | S$631 | 13 TO 15 | 94 yr 4 mo |
| Nov 2023 | 5 ROOM | S$745,000 | 1,206 sqft | S$618 | 13 TO 15 | 94 yr 5 mo |
| Nov 2023 | 4 ROOM | S$620,000 | 990 sqft | S$626 | 07 TO 09 | 94 yr 4 mo |
| Sep 2023 | 5 ROOM | S$735,000 | 1,206 sqft | S$610 | 13 TO 15 | 94 yr 7 mo |
| Sep 2023 | 5 ROOM | S$720,000 | 1,206 sqft | S$597 | 04 TO 06 | 94 yr 7 mo |
| Sep 2023 | 5 ROOM | S$700,000 | 1,206 sqft | S$581 | 01 TO 03 | 94 yr 7 mo |
| Sep 2023 | 4 ROOM | S$620,000 | 990 sqft | S$626 | 13 TO 15 | 94 yr 7 mo |
| Aug 2023 | 4 ROOM | S$640,000 | 990 sqft | S$646 | 07 TO 09 | 94 yr 8 mo |
| Jul 2023 | 5 ROOM | S$758,000 | 1,206 sqft | S$629 | 07 TO 09 | 94 yr 9 mo |
| Jun 2023 | 5 ROOM | S$770,000 | 1,206 sqft | S$639 | 10 TO 12 | 94 yr 10 mo |
Showing the 40 most recent of 50 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 441B Bt Batok West Ave 8
S$688
+1.6%6 sales5.8% yield
Blk 441A Bt Batok West Ave 8
S$717
+6.1%6 sales6.9% yield
Blk 442B Bt Batok West Ave 8
S$682
+1.7%5 sales5.9% yield
Blk 442C Bt Batok West Ave 8
S$670
-2.7%6 sales6.1% yield
Blk 443A Bt Batok West Ave 8
S$681
+0.6%11 sales5.1% yield
Blk 443B Bt Batok West Ave 8
S$661
-2.6%8 sales6.0% yield
Blk 439B Bt Batok West Ave 8
S$676
+1.0%14 sales6.4% yield
Blk 441C Bt Batok West Ave 8
S$708
+2.0%4 sales7.0% 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.