Blk 446A Bt Batok West Ave 8
BT BATOK WEST AVE 8 · BUKIT BATOK · Singapore 651446 · D23
Median PSF · 12m
S$697
Median price · 12m
S$810K
Latest sale
S$810K
Aug 2026
1-year change
+1.2%
Sales · 12m
14
88 all time
Gross yield
5.58%
3 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
- +3.2%
- Annualised
- +0.8%
- Transactions
- 88
- 1 year
- +1.2%
- 3 years p.a.
- +2.9%
- 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 446A Bt Batok West Ave 8 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$697 | S$561 | +24.3% |
| Median price | S$810K | S$600K | +35.0% |
| Gross rental yield | 5.58% | 6.34% | -0.8 pts |
| 1-year price change | +1.2% | +0.2% | +1.0 pts |
This development trades about 24% 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$3,500
Contracts · 12m
3
Implied annual rent
S$42K
Gross yield
5.58%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,400 |
| 5 ROOM | 1 | S$3,600 |
Investment analysis
Investment score 40 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
40/100
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%94
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%69
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tengah Park MRT at 350 m.
- Price momentumweight 18%33
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%27
Gross yield against every other development in its segment.
- Supply riskweight 10%26
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%9
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 MRT350 m
- Bukit Batok West MRT530 m
- Tengah Plantation MRT1.0 km
- Chinese Garden MRT1.2 km
Schools within 2 km
- Princess Elizabeth Primary Schoolprimary240 m
- Millennia Institutecentralised institute270 m
- Bukit Batok Secondary Schoolsecondary (s1-s5)280 m
- Jurong Primary Schoolprimary710 m
- Pioneer Primary Schoolprimary840 m
- Yuhua Primary Schoolprimary870 m
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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 5 ROOM | S$865,800 | 1,206 sqft | S$718 | 19 TO 21 | 91 yr 5 mo |
| Aug 2026 | 5 ROOM | S$865,800 | 1,206 sqft | S$718 | 19 TO 21 | 91 yr 5 mo |
| Aug 2026 | 5 ROOM | S$810,000 | 1,206 sqft | S$672 | 04 TO 06 | 91 yr 6 mo |
| Aug 2026 | 5 ROOM | S$810,000 | 1,206 sqft | S$672 | 04 TO 06 | 91 yr 6 mo |
| Jul 2026 | 5 ROOM | S$720,000 | 1,206 sqft | S$597 | 01 TO 03 | 91 yr 6 mo |
| Jul 2026 | 5 ROOM | S$720,000 | 1,206 sqft | S$597 | 01 TO 03 | 91 yr 6 mo |
| Apr 2026 | 4 ROOM | S$690,000 | 990 sqft | S$697 | 10 TO 12 | 91 yr 9 mo |
| Apr 2026 | 4 ROOM | S$690,000 | 990 sqft | S$697 | 10 TO 12 | 91 yr 9 mo |
| Mar 2026 | 4 ROOM | S$728,888 | 990 sqft | S$736 | 19 TO 21 | 91 yr 10 mo |
| Mar 2026 | 4 ROOM | S$728,888 | 990 sqft | S$736 | 19 TO 21 | 91 yr 10 mo |
| Jan 2026 | 5 ROOM | S$868,000 | 1,206 sqft | S$720 | 16 TO 18 | 92 yr 1 mo |
| Jan 2026 | 5 ROOM | S$868,000 | 1,206 sqft | S$720 | 16 TO 18 | 92 yr 1 mo |
| Nov 2025 | 5 ROOM | S$822,000 | 1,206 sqft | S$682 | 07 TO 09 | 92 yr 3 mo |
| Nov 2025 | 5 ROOM | S$822,000 | 1,206 sqft | S$682 | 07 TO 09 | 92 yr 3 mo |
| Oct 2025 | 5 ROOM | S$830,000 | 1,206 sqft | S$688 | 16 TO 18 | 92 yr 4 mo |
| Oct 2025 | 5 ROOM | S$830,000 | 1,206 sqft | S$688 | 16 TO 18 | 92 yr 4 mo |
| Aug 2025 | 5 ROOM | S$825,000 | 1,206 sqft | S$684 | 10 TO 12 | 92 yr 5 mo |
| Aug 2025 | 5 ROOM | S$825,000 | 1,206 sqft | S$684 | 10 TO 12 | 92 yr 5 mo |
| Jul 2025 | 5 ROOM | S$820,000 | 1,206 sqft | S$680 | 04 TO 06 | 92 yr 6 mo |
| Jul 2025 | 5 ROOM | S$820,000 | 1,206 sqft | S$680 | 04 TO 06 | 92 yr 6 mo |
| Jun 2025 | 5 ROOM | S$872,000 | 1,206 sqft | S$723 | 19 TO 21 | 92 yr 7 mo |
| Jun 2025 | 5 ROOM | S$872,000 | 1,206 sqft | S$723 | 19 TO 21 | 92 yr 7 mo |
| Jun 2025 | 5 ROOM | S$830,000 | 1,206 sqft | S$688 | 10 TO 12 | 92 yr 7 mo |
| Jun 2025 | 5 ROOM | S$830,000 | 1,206 sqft | S$688 | 10 TO 12 | 92 yr 7 mo |
| Jun 2025 | 5 ROOM | S$800,000 | 1,206 sqft | S$664 | 10 TO 12 | 92 yr 8 mo |
| Jun 2025 | 5 ROOM | S$800,000 | 1,206 sqft | S$664 | 10 TO 12 | 92 yr 8 mo |
| Jun 2025 | 4 ROOM | S$690,000 | 990 sqft | S$697 | 16 TO 18 | 92 yr 7 mo |
| Jun 2025 | 4 ROOM | S$690,000 | 990 sqft | S$697 | 16 TO 18 | 92 yr 7 mo |
| Mar 2025 | 5 ROOM | S$850,000 | 1,206 sqft | S$705 | 04 TO 06 | 92 yr 11 mo |
| Mar 2025 | 5 ROOM | S$850,000 | 1,206 sqft | S$705 | 04 TO 06 | 92 yr 11 mo |
| Dec 2024 | 5 ROOM | S$820,000 | 1,206 sqft | S$680 | 04 TO 06 | 93 yr 2 mo |
| Dec 2024 | 5 ROOM | S$820,000 | 1,206 sqft | S$680 | 04 TO 06 | 93 yr 2 mo |
| Nov 2024 | 5 ROOM | S$840,000 | 1,206 sqft | S$697 | 16 TO 18 | 93 yr 3 mo |
| Nov 2024 | 5 ROOM | S$840,000 | 1,206 sqft | S$697 | 16 TO 18 | 93 yr 3 mo |
| Nov 2024 | 5 ROOM | S$818,000 | 1,206 sqft | S$679 | 13 TO 15 | 93 yr 3 mo |
| Nov 2024 | 5 ROOM | S$818,000 | 1,206 sqft | S$679 | 13 TO 15 | 93 yr 3 mo |
| Nov 2024 | 5 ROOM | S$720,000 | 1,206 sqft | S$597 | 04 TO 06 | 93 yr 3 mo |
| Nov 2024 | 5 ROOM | S$720,000 | 1,206 sqft | S$597 | 04 TO 06 | 93 yr 3 mo |
| Aug 2024 | 4 ROOM | S$620,000 | 990 sqft | S$626 | 04 TO 06 | 93 yr 6 mo |
| Aug 2024 | 4 ROOM | S$620,000 | 990 sqft | S$626 | 04 TO 06 | 93 yr 6 mo |
Showing the 40 most recent of 88 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 445A Bt Batok West Ave 8
S$686
-1.3%24 sales6.4% yield
Blk 445B Bt Batok West Ave 8
S$726
+0.3%8 sales7.0% yield
Blk 449B Bt Batok West Ave 9
S$679
-0.6%14 sales6.2% yield
Blk 448A Bt Batok West Ave 9
S$782
+6.8%10 sales6.5% yield
Blk 460C Bt Batok West Ave 9
S$720
+4.8%22 sales7.3% yield
Blk 449A Bt Batok West Ave 9
S$679
+4.6%16 sales6.1% yield
Blk 448C Bt Batok West Ave 9
S$704
+4.5%14 sales7.3% yield
Blk 160 Bt Batok St 11
S$520
+1.0%4 sales7.4% 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.