Blk 448A Bt Batok West Ave 9
BT BATOK WEST AVE 9 · BUKIT BATOK · Singapore 651448 · D23
Median PSF · 12m
S$782
Median price · 12m
S$398K
Latest sale
S$530K
May 2026
1-year change
+6.8%
Sales · 12m
10
78 all time
Gross yield
6.50%
13 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
- +17.2%
- Annualised
- +5.4%
- Transactions
- 78
- 1 year
- +6.8%
- 3 years p.a.
- +7.1%
- 5 years p.a.
- —
- 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 448A Bt Batok West Ave 9 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$782 | S$561 | +39.5% |
| Median price | S$398K | S$600K | -33.7% |
| Gross rental yield | 6.50% | 6.34% | +0.2 pts |
| 1-year price change | +6.8% | +0.2% | +6.6 pts |
This development trades about 40% 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$2,300
Contracts · 12m
13
Implied annual rent
S$28K
Gross yield
6.50%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 ROOM | 11 | S$2,300 |
| 3 ROOM | 2 | S$2,450 |
Investment analysis
Investment score 52 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
52/100
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.
- Price momentumweight 18%89
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%85
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%58
Gross yield against every other development in its segment.
- Locationweight 15%54
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tengah Park MRT at 410 m.
- Supply riskweight 10%26
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%4
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 MRT410 m
- Bukit Batok West MRT810 m
- Tengah Plantation MRT920 m
- Bukit Batok MRT1.1 km
Schools within 2 km
- Millennia Institutecentralised institute310 m
- Princess Elizabeth Primary Schoolprimary410 m
- Bukit Batok Secondary Schoolsecondary (s1-s5)490 m
- Pioneer Primary Schoolprimary870 m
- Jurong Primary Schoolprimary950 m
- Crest Secondary Schoolsecondary (s1-s4)1.1 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 |
|---|---|---|---|---|---|---|
| May 2026 | 3 ROOM | S$530,000 | 732 sqft | S$724 | 13 TO 15 | 91 yr 10 mo |
| May 2026 | 3 ROOM | S$530,000 | 732 sqft | S$724 | 13 TO 15 | 91 yr 10 mo |
| May 2026 | 2 ROOM | S$395,000 | 506 sqft | S$781 | 13 TO 15 | 91 yr 11 mo |
| May 2026 | 2 ROOM | S$395,000 | 506 sqft | S$781 | 13 TO 15 | 91 yr 11 mo |
| Mar 2026 | 3 ROOM | S$475,000 | 732 sqft | S$649 | 04 TO 06 | 92 yr 2 mo |
| Mar 2026 | 3 ROOM | S$475,000 | 732 sqft | S$649 | 04 TO 06 | 92 yr 2 mo |
| Mar 2026 | 2 ROOM | S$320,000 | 409 sqft | S$782 | 04 TO 06 | 92 yr 1 mo |
| Mar 2026 | 2 ROOM | S$320,000 | 409 sqft | S$782 | 04 TO 06 | 92 yr 1 mo |
| Feb 2026 | 2 ROOM | S$398,000 | 506 sqft | S$787 | 19 TO 21 | 92 yr 2 mo |
| Feb 2026 | 2 ROOM | S$398,000 | 506 sqft | S$787 | 19 TO 21 | 92 yr 2 mo |
| Sep 2025 | 2 ROOM | S$375,000 | 506 sqft | S$741 | 07 TO 09 | 92 yr 6 mo |
| Sep 2025 | 2 ROOM | S$375,000 | 506 sqft | S$741 | 07 TO 09 | 92 yr 6 mo |
| Jul 2025 | 3 ROOM | S$530,000 | 732 sqft | S$724 | 10 TO 12 | 92 yr 8 mo |
| Jul 2025 | 3 ROOM | S$530,000 | 732 sqft | S$724 | 10 TO 12 | 92 yr 8 mo |
| Jul 2025 | 2 ROOM | S$406,888 | 506 sqft | S$804 | 16 TO 18 | 92 yr 8 mo |
| Jul 2025 | 2 ROOM | S$406,888 | 506 sqft | S$804 | 16 TO 18 | 92 yr 8 mo |
| Jul 2025 | 2 ROOM | S$365,000 | 506 sqft | S$721 | 07 TO 09 | 92 yr 9 mo |
| Jul 2025 | 2 ROOM | S$365,000 | 506 sqft | S$721 | 07 TO 09 | 92 yr 9 mo |
| Jun 2025 | 3 ROOM | S$550,000 | 732 sqft | S$751 | 19 TO 21 | 92 yr 9 mo |
| Jun 2025 | 3 ROOM | S$550,000 | 732 sqft | S$751 | 19 TO 21 | 92 yr 9 mo |
| Apr 2025 | 3 ROOM | S$480,000 | 732 sqft | S$656 | 04 TO 06 | 93 yrs |
| Apr 2025 | 3 ROOM | S$480,000 | 732 sqft | S$656 | 04 TO 06 | 93 yrs |
| Feb 2025 | 3 ROOM | S$560,000 | 732 sqft | S$765 | 19 TO 21 | 93 yr 2 mo |
| Feb 2025 | 3 ROOM | S$560,000 | 732 sqft | S$765 | 19 TO 21 | 93 yr 2 mo |
| Jan 2025 | 2 ROOM | S$340,000 | 409 sqft | S$831 | 04 TO 06 | 93 yr 3 mo |
| Jan 2025 | 2 ROOM | S$340,000 | 409 sqft | S$831 | 04 TO 06 | 93 yr 3 mo |
| Dec 2024 | 3 ROOM | S$520,000 | 732 sqft | S$710 | 13 TO 15 | 93 yr 4 mo |
| Dec 2024 | 3 ROOM | S$520,000 | 732 sqft | S$710 | 13 TO 15 | 93 yr 4 mo |
| Dec 2024 | 3 ROOM | S$482,000 | 732 sqft | S$659 | 13 TO 15 | 93 yr 5 mo |
| Dec 2024 | 3 ROOM | S$482,000 | 732 sqft | S$659 | 13 TO 15 | 93 yr 5 mo |
| Dec 2024 | 2 ROOM | S$340,000 | 409 sqft | S$831 | 19 TO 21 | 93 yr 5 mo |
| Dec 2024 | 2 ROOM | S$340,000 | 409 sqft | S$831 | 19 TO 21 | 93 yr 5 mo |
| Nov 2024 | 3 ROOM | S$448,000 | 732 sqft | S$612 | 04 TO 06 | 93 yr 6 mo |
| Nov 2024 | 3 ROOM | S$448,000 | 732 sqft | S$612 | 04 TO 06 | 93 yr 6 mo |
| Sep 2024 | 2 ROOM | S$378,000 | 506 sqft | S$747 | 16 TO 18 | 93 yr 7 mo |
| Sep 2024 | 2 ROOM | S$378,000 | 506 sqft | S$747 | 16 TO 18 | 93 yr 7 mo |
| Aug 2024 | 3 ROOM | S$480,000 | 732 sqft | S$656 | 04 TO 06 | 93 yr 8 mo |
| Aug 2024 | 3 ROOM | S$480,000 | 732 sqft | S$656 | 04 TO 06 | 93 yr 8 mo |
| Jan 2024 | 3 ROOM | S$480,000 | 732 sqft | S$656 | 19 TO 21 | 94 yr 3 mo |
| Jan 2024 | 3 ROOM | S$480,000 | 732 sqft | S$656 | 19 TO 21 | 94 yr 3 mo |
Showing the 40 most recent of 78 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 448B Bt Batok West Ave 9
S$787
+15.6%12 sales7.5% yield
Blk 460D Bt Batok West Ave 9
S$697
-0.1%22 sales5.4% yield
Blk 448C Bt Batok West Ave 9
S$704
+4.5%14 sales7.3% yield
Blk 449B Bt Batok West Ave 9
S$679
-0.6%14 sales6.2% yield
Blk 449A Bt Batok West Ave 9
S$679
+4.6%16 sales6.1% yield
Blk 460C Bt Batok West Ave 9
S$720
+4.8%22 sales7.3% yield
Blk 460B Bt Batok West Ave 9
S$708
-3.8%14 sales7.0% yield
Blk 461D Bt Batok West Ave 8
S$675
-1.0%8 sales5.1% 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.