438B Bt Batok West Ave 8
Bukit Batok · Bukit Batok · Singapore 652438
Part of West Edge @ Bukit Batok (11 blocks)
Built 201815 storeys182 homes
2-room median
$375K
3 sales in 12 months · $905 psf
Lease remaining
93 years left
99-year lease from 2020
2-room rent
$2,400/mo
11 rentals in 12 months
Nearest MRT
Bukit Gombak
1.3 km · exit Exit C
2-room: 1123-room: 284-room: 42
- 2-room flats here sold for a median of $375K over the last year, across 3 sales. That is about the same as Bukit Batok overall.
- Prices here are up 1.9% on the previous 12 months ($375K against $368K).
- 93 years of lease are left (the lease started in 2020), so CPF and loan limits are unlikely to bite.
- Bukit Gombak is 1.3 km away, a longer walk in a straight line.
- 3 primary schools are within 1 km, which carries priority in P1 registration.
- 2-room flats here rent for $2,350–$2,550 a month (the middle half of 11 rentals). On the median price that is a gross yield of about 7.7%, before any costs.
Price by flat type
What flats here sold for over the last 12 months, by flat type. Figures are of actual sales.
| Flat type | Median | Middle half | psf | Size | Sales |
|---|---|---|---|---|---|
| 2-room | $375,000+1.9% | $373K–$388K | $905 | 38 sqm | 3 |
| 3-room | $508,000+7.5% | $508K–$508K | $694 | 68 sqm | 1 |
| 4-room | $675,000+5.9% | $674K–$677K | $674 | 93 sqm | 3 |
Source: HDB, via data.gov.sg. Past transactions, not listings.
Price trend
Quarterly median price by flat type, with Bukit Batok for comparison.
Resales since Feb 2024 and rentals since January 2021, from HDB via data.gov.sg. Latest sale Aug 2026.