Blk 449A Bt Batok West Ave 9
BT BATOK WEST AVE 9 · BUKIT BATOK · Singapore 651449 · D23
Median PSF · 12m
S$679
Median price · 12m
S$680K
Latest sale
S$660K
Jul 2026
1-year change
+4.6%
Sales · 12m
7
56 all time
Gross yield
6.09%
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
- +7.1%
- Annualised
- +2.0%
- Transactions
- 56
- 1 year
- +4.6%
- 3 years p.a.
- +3.3%
- 5 years p.a.
- —
- Median size
- 1,001 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 449A Bt Batok West Ave 9 | D23 median | Difference |
|---|---|---|---|
| Median PSF | S$679 | S$564 | +20.4% |
| Median price | S$680K | S$600K | +13.3% |
| Gross rental yield | 6.09% | 6.36% | -0.3 pts |
| 1-year price change | +4.6% | +1.0% | +3.6 pts |
This development trades about 20% 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$3,425
Contracts · 12m
2
Implied annual rent
S$41K
Gross yield
6.09%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,425 |
Investment analysis
Investment score 41 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
41/100
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%95
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%44
Gross yield against every other development in its segment.
- Locationweight 15%38
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tengah Park MRT at 520 m.
- Price momentumweight 18%37
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%35
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%11
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 MRT520 m
- Bukit Batok West MRT780 m
- Bukit Batok MRT1.0 km
- Tengah Plantation MRT1.1 km
Schools within 2 km
- Millennia Institutecentralised institute230 m
- Princess Elizabeth Primary Schoolprimary350 m
- Bukit Batok Secondary Schoolsecondary (s1-s5)440 m
- Pioneer Primary Schoolprimary1.0 km
- Jurong Primary Schoolprimary1.0 km
- Crest Secondary Schoolsecondary (s1-s4)1.0 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 |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$698,888 | 1,001 sqft | S$698 | 13 TO 15 | 91 yr 9 mo |
| Jul 2026 | 4 ROOM | S$680,000 | 1,001 sqft | S$679 | 07 TO 09 | 91 yr 9 mo |
| Jul 2026 | 4 ROOM | S$660,000 | 1,001 sqft | S$659 | 10 TO 12 | 91 yr 9 mo |
| May 2026 | 4 ROOM | S$680,000 | 1,001 sqft | S$679 | 10 TO 12 | 91 yr 10 mo |
| May 2026 | 4 ROOM | S$609,000 | 1,001 sqft | S$608 | 01 TO 03 | 91 yr 11 mo |
| Feb 2026 | 4 ROOM | S$695,000 | 1,001 sqft | S$694 | 10 TO 12 | 92 yr 2 mo |
| Jan 2026 | 4 ROOM | S$685,000 | 1,001 sqft | S$684 | 10 TO 12 | 92 yr 3 mo |
| Sep 2025 | 4 ROOM | S$682,888 | 1,001 sqft | S$682 | 07 TO 09 | 92 yr 7 mo |
| May 2025 | 4 ROOM | S$610,000 | 1,001 sqft | S$609 | 01 TO 03 | 92 yr 10 mo |
| Apr 2025 | 4 ROOM | S$675,000 | 1,001 sqft | S$674 | 07 TO 09 | 93 yrs |
| Apr 2025 | 4 ROOM | S$670,000 | 1,001 sqft | S$669 | 10 TO 12 | 93 yrs |
| Apr 2025 | 4 ROOM | S$590,000 | 1,001 sqft | S$589 | 04 TO 06 | 93 yrs |
| Mar 2025 | 4 ROOM | S$636,000 | 1,001 sqft | S$635 | 04 TO 06 | 93 yr 1 mo |
| Feb 2025 | 4 ROOM | S$685,000 | 1,001 sqft | S$684 | 16 TO 18 | 93 yr 3 mo |
| Feb 2025 | 4 ROOM | S$650,000 | 1,001 sqft | S$649 | 07 TO 09 | 93 yr 2 mo |
| Jan 2025 | 4 ROOM | S$595,000 | 1,001 sqft | S$594 | 01 TO 03 | 93 yr 4 mo |
| Dec 2024 | 4 ROOM | S$650,000 | 1,001 sqft | S$649 | 13 TO 15 | 93 yr 5 mo |
| Sep 2024 | 4 ROOM | S$656,000 | 1,001 sqft | S$655 | 13 TO 15 | 93 yr 7 mo |
| Aug 2024 | 4 ROOM | S$650,000 | 1,001 sqft | S$649 | 13 TO 15 | 93 yr 8 mo |
| Aug 2024 | 4 ROOM | S$630,000 | 1,001 sqft | S$629 | 10 TO 12 | 93 yr 8 mo |
| Aug 2024 | 4 ROOM | S$618,000 | 1,001 sqft | S$617 | 07 TO 09 | 93 yr 8 mo |
| Jun 2024 | 4 ROOM | S$659,000 | 1,001 sqft | S$658 | 13 TO 15 | 93 yr 10 mo |
| Jun 2024 | 4 ROOM | S$615,000 | 1,001 sqft | S$614 | 07 TO 09 | 93 yr 10 mo |
| May 2024 | 4 ROOM | S$648,000 | 1,001 sqft | S$647 | 13 TO 15 | 93 yr 11 mo |
| May 2024 | 4 ROOM | S$635,000 | 1,001 sqft | S$634 | 13 TO 15 | 93 yr 11 mo |
| Apr 2024 | 4 ROOM | S$571,000 | 1,001 sqft | S$570 | 04 TO 06 | 94 yrs |
| Apr 2024 | 4 ROOM | S$550,000 | 1,001 sqft | S$549 | 01 TO 03 | 94 yrs |
| Mar 2024 | 4 ROOM | S$622,000 | 1,001 sqft | S$621 | 07 TO 09 | 94 yr 1 mo |
| Mar 2024 | 4 ROOM | S$595,000 | 1,001 sqft | S$594 | 04 TO 06 | 94 yr 1 mo |
| Feb 2024 | 4 ROOM | S$650,000 | 1,001 sqft | S$649 | 13 TO 15 | 94 yr 1 mo |
| Feb 2024 | 4 ROOM | S$615,000 | 1,001 sqft | S$614 | 04 TO 06 | 94 yr 2 mo |
| Jan 2024 | 4 ROOM | S$645,000 | 1,001 sqft | S$644 | 10 TO 12 | 94 yr 3 mo |
| Nov 2023 | 4 ROOM | S$660,000 | 1,001 sqft | S$659 | 16 TO 18 | 94 yr 4 mo |
| Nov 2023 | 4 ROOM | S$628,000 | 1,001 sqft | S$627 | 16 TO 18 | 94 yr 4 mo |
| Nov 2023 | 4 ROOM | S$585,000 | 1,001 sqft | S$584 | 04 TO 06 | 94 yr 5 mo |
| Oct 2023 | 4 ROOM | S$655,000 | 1,001 sqft | S$654 | 16 TO 18 | 94 yr 5 mo |
| Oct 2023 | 4 ROOM | S$650,000 | 1,001 sqft | S$649 | 16 TO 18 | 94 yr 5 mo |
| Oct 2023 | 4 ROOM | S$635,000 | 1,001 sqft | S$634 | 07 TO 09 | 94 yr 6 mo |
| Sep 2023 | 4 ROOM | S$578,888 | 1,001 sqft | S$578 | 04 TO 06 | 94 yr 7 mo |
| Sep 2023 | 4 ROOM | S$565,000 | 1,001 sqft | S$564 | 04 TO 06 | 94 yr 7 mo |
Showing the 40 most recent of 56 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 448C Bt Batok West Ave 9
S$707
+4.9%6 sales7.4% yield
Blk 449B Bt Batok West Ave 9
S$676
-1.0%8 sales6.2% yield
Blk 453A Bt Batok West Ave 6
S$671
+0.7%9 sales6.1% yield
Blk 448B Bt Batok West Ave 9
S$787
+17.8%6 sales7.5% yield
Blk 452A Bt Batok West Ave 6
S$686
-1.8%11 sales5.7% yield
Blk 448A Bt Batok West Ave 9
S$782
+6.8%5 sales7.1% yield
Blk 453B Bt Batok West Ave 6
S$673
-0.3%11 sales5.9% yield
Blk 451A Bt Batok West Ave 6
S$728
+0.8%11 sales6.8% 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.