439B Bt Batok West Ave 8
Bukit Batok · Bukit Batok · Singapore 652439
Part of West Edge @ Bukit Batok (11 blocks)
- 5-room flats here sold for a median of $791K over the last year, across 8 sales. That is 3% below the Bukit Batok median for the same size.
- Prices here are down 2.6% on the previous 12 months ($791K against $812K).
- 93 years of lease are left (the lease started in 2020), so CPF and loan limits are unlikely to bite.
- Bukit Gombak is 1.4 km away, a longer walk in a straight line.
- 2 primary schools are within 1 km, which carries priority in P1 registration.
- 4-room flats here rent for $3,400–$3,600 a month (the middle half of 3 rentals). On the median price that is a gross yield of about 6.2%, 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 |
|---|---|---|---|---|---|
| 4-room | $696,500+4.0% | $680K–$716K | $696 | 93 sqm | 6 |
| 5-room | $790,888-2.6% | $764K–$814K | $650 | 113 sqm | 8 |
Source: HDB, via data.gov.sg. Past transactions, not listings.
Price trend
Quarterly median price by flat type, with Bukit Batok for comparison.
Source: HDB, via data.gov.sg. Past transactions, not listings.
Floor premium
Median psf by floor band over three years. Higher floors usually cost more.
Source: HDB, via data.gov.sg. Past transactions, not listings.
Sale history
Latest 53 of 53 resales since Feb 2024.
| Month | Flat type | Price | psf | Size | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 5-room | $840,000record | $691 | 113 sqm | 10–12 | 92 yrs |
| Jun 2026 | 5-room | $792,888 | $652 | 113 sqm | 07–09 | 92 yrs |
| Apr 2026 | 5-room | $762,500 | $627 | 113 sqm | 04–06 | 92 yrs |
| Apr 2026 | 5-room | $805,000 | $662 | 113 sqm | 10–12 | 92 yrs |
| Apr 2026 | 4-room | $718,000 | $717 | 93 sqm | 07–09 | 92 yrs |
| Mar 2026 | 5-room | $840,000record | $691 | 113 sqm | 13–15 | 93 yrs |
| Feb 2026 | 5-room | $788,888 | $649 | 113 sqm | 07–09 | 93 yrs |
| Feb 2026 | 4-room | $720,000record | $719 | 93 sqm | 13–15 | 93 yrs |
| Feb 2026 | 4-room | $685,000 | $684 | 93 sqm | 07–09 | 93 yrs |
| Jan 2026 | 4-room | $678,000 | $677 | 93 sqm | 07–09 | 93 yrs |
| Dec 2025 | 4-room | $708,000 | $707 | 93 sqm | 10–12 | 93 yrs |
| Nov 2025 | 5-room | $765,000 | $629 | 113 sqm | 01–03 | 93 yrs |
| Nov 2025 | 5-room | $740,000 | $608 | 113 sqm | 01–03 | 93 yrs |
| Oct 2025 | 4-room | $675,000 | $674 | 93 sqm | 07–09 | 93 yrs |
| Aug 2025 | 4-room | $620,000 | $619 | 93 sqm | 01–03 | 93 yrs |
Show 38 more salesShow fewer
| Jul 2025 | 4-room | $700,000 | $699 | 93 sqm | 07–09 | 93 yrs |
| Jul 2025 | 4-room | $670,000 | $669 | 93 sqm | 10–12 | 93 yrs |
| Jun 2025 | 4-room | $701,888 | $701 | 93 sqm | 10–12 | 93 yrs |
| Mar 2025 | 5-room | $830,000 | $682 | 113 sqm | 13–15 | 94 yrs |
| Mar 2025 | 4-room | $720,000record | $719 | 93 sqm | 13–15 | 94 yrs |
| Feb 2025 | 5-room | $800,000 | $658 | 113 sqm | 07–09 | 94 yrs |
| Feb 2025 | 4-room | $711,000 | $710 | 93 sqm | 13–15 | 94 yrs |
| Feb 2025 | 4-room | $600,000 | $599 | 93 sqm | 01–03 | 94 yrs |
| Jan 2025 | 4-room | $600,000 | $599 | 93 sqm | 01–03 | 94 yrs |
| Jan 2025 | 4-room | $630,000 | $629 | 93 sqm | 04–06 | 94 yrs |
| Dec 2024 | 5-room | $755,000 | $621 | 113 sqm | 04–06 | 94 yrs |
| Dec 2024 | 4-room | $670,008 | $669 | 93 sqm | 10–12 | 94 yrs |
| Oct 2024 | 5-room | $823,888 | $677 | 113 sqm | 10–12 | 94 yrs |
| Oct 2024 | 4-room | $645,000 | $644 | 93 sqm | 07–09 | 94 yrs |
| Sep 2024 | 5-room | $785,000 | $645 | 113 sqm | 10–12 | 94 yrs |
| Sep 2024 | 5-room | $710,000 | $584 | 113 sqm | 01–03 | 94 yrs |
| Sep 2024 | 4-room | $648,000 | $647 | 93 sqm | 10–12 | 94 yrs |
| Sep 2024 | 4-room | $645,000 | $644 | 93 sqm | 10–12 | 94 yrs |
| Aug 2024 | 4-room | $675,888 | $675 | 93 sqm | 13–15 | 94 yrs |
| Aug 2024 | 4-room | $662,000 | $661 | 93 sqm | 13–15 | 94 yrs |
| Aug 2024 | 4-room | $605,000 | $604 | 93 sqm | 04–06 | 94 yrs |
| Jul 2024 | 5-room | $800,000 | $658 | 113 sqm | 13–15 | 94 yrs |
| Jul 2024 | 4-room | $640,000 | $639 | 93 sqm | 13–15 | 94 yrs |
| Jul 2024 | 4-room | $620,000 | $619 | 93 sqm | 04–06 | 94 yrs |
| Jul 2024 | 4-room | $610,000 | $609 | 93 sqm | 04–06 | 94 yrs |
| Jul 2024 | 4-room | $595,000 | $594 | 93 sqm | 04–06 | 94 yrs |
| Jun 2024 | 5-room | $810,000 | $666 | 113 sqm | 10–12 | 94 yrs |
| Jun 2024 | 5-room | $785,000 | $645 | 113 sqm | 07–09 | 94 yrs |
| Jun 2024 | 4-room | $593,000 | $592 | 93 sqm | 01–03 | 94 yrs |
| Jun 2024 | 4-room | $580,000 | $579 | 93 sqm | 01–03 | 94 yrs |
| May 2024 | 4-room | $625,000 | $624 | 93 sqm | 07–09 | 94 yrs |
| Apr 2024 | 4-room | $627,000 | $626 | 93 sqm | 07–09 | 94 yrs |
| Apr 2024 | 4-room | $618,000 | $617 | 93 sqm | 04–06 | 94 yrs |
| Mar 2024 | 5-room | $820,000 | $674 | 113 sqm | 13–15 | 95 yrs |
| Mar 2024 | 4-room | $648,000 | $647 | 93 sqm | 13–15 | 95 yrs |
| Feb 2024 | 4-room | $640,000 | $639 | 93 sqm | 10–12 | 95 yrs |
| Feb 2024 | 4-room | $635,000 | $634 | 93 sqm | 07–09 | 95 yrs |
| Feb 2024 | 4-room | $595,000 | $594 | 93 sqm | 04–06 | 95 yrs |
Source: HDB, via data.gov.sg. Past transactions, not listings.
Nearby blocks to compare
Blocks within 800 m selling the same flat type over the last two years.
- 439C Bt Batok West Ave 8$790K
70 m away · 5-room · 9 sales · 93 yrs lease
- 442A Bt Batok West Ave 8$800K
100 m away · 5-room · 11 sales · 92 yrs lease
- 437A Bt Batok West Ave 5$799K
110 m away · 5-room · 8 sales · 93 yrs lease
- 435C Bt Batok West Ave 5$784K
130 m away · 5-room · 11 sales · 93 yrs lease
- 442B Bt Batok West Ave 8$808K
130 m away · 5-room · 5 sales · 92 yrs lease
- 442C Bt Batok West Ave 8$824K
150 m away · 5-room · 4 sales · 92 yrs lease
Source: HDB, via data.gov.sg. Past transactions, not listings.
Rent by flat type
What tenants actually paid over the last 12 months. These are , not units available now.
| Flat type | Median | Middle half | Rentals |
|---|---|---|---|
| 4-room | $3,6000.0% | $3,400–$3,600 | 3 |
Source: HDB, via data.gov.sg. Whole-flat rentals, declared by owners and not verified by HDB. No floor area is published, so there is no rent psf.
Gross rental yield
A year of median rent over the median price. An , before any costs.
4-room
6.2%
$3,600/mo on $697K
Source: HDB, via data.gov.sg. Past transactions, not listings.
Rent trend
Quarterly median rent by flat type, with Bukit Batok for comparison.
Source: HDB, via data.gov.sg. Past transactions, not listings.
Rental history
Latest 5 of 5 approved rentals.
| Month approved | Flat type | Rent |
|---|---|---|
| Jul 2026 | 4-room | $3,200/mo |
| Feb 2026 | 4-room | $3,600/mo |
| Sep 2025 | 4-room | $3,600/mo |
| Jan 2025 | 4-room | $3,600/mo |
| Jan 2024 | 4-room | $3,600/mo |
Source: HDB, via data.gov.sg. Past transactions, not listings.
On the map
Within walking distance. Distances are straight-line (); walking routes are longer.
Primary schools
Primary school admission gives priority by home–school distance: within 1 km first, then 1–2 km. Distances here are indicative; check MOE's official tool for the exact address.
Within 1 km (2)
- Pioneer Primary School790 m
- Princess Elizabeth Primary School910 m
1–2 km (5)
- Dazhong Primary School1.0 km
- Jurong Primary School1.2 km
- St. Anthony's Primary School1.3 km
- Yuhua Primary School1.6 km
- Lianhua Primary School1.7 km
mrt_exit2
- Bukit Gombak MRT Station · Exit C1.4 km
- Bukit Batok MRT Station · Exit C1.4 km
school9
- Millennia Institute810 m
- Dunearn Secondary School930 m
- Bukit Batok Secondary School990 m
- Jurongville Secondary School1.3 km
- Swiss Cottage Secondary School1.5 km
- Hillgrove Secondary School1.6 km
childcare13
- My First Skool120 m
- My World Preschool LTD240 m
- E-Bridge Pre-School PTE LTD260 m
- Sunflower Preschool @ West Rock PTE LTD290 m
- Wisdom Star Preschool @Le Quest PTE LTD290 m
- My World Preschool LTD.370 m
hawker1
- Bukit Batok West Hawker Centre360 m
supermarket8
- Prime Supermarket1.0 km
- Cold Storage1.1 km
- FairPrice1.2 km
- Sheng Siong1.2 km
- Prime Supermarket1.2 km
- FairPrice1.3 km
park1
- Tengah Linear Woods270 m
sports3
- Bukit Gombak Sport Centre1.5 km
- Jurong East Sport Centre1.7 km
- Bukit Batok Swimming Complex1.7 km
community_club7
- Tengah CC540 m
- Bukit Batok CC (Temp office)1.1 km
- Hong Kah North CC1.1 km
- Bukit Batok CC (U/C)1.2 km
- Jurong Green CC1.7 km
- Yuhua CC1.9 km
Sources: LTA, MOE, ECDA, NEA, NParks, SFA, SportSG and PA, via data.gov.sg. Block locations from OneMap.
Resales since Feb 2024 and rentals since January 2021, from HDB via data.gov.sg. Latest sale Jul 2026.