448A Bt Batok West Ave 9
Bukit Batok · Bukit Batok · Singapore 651448
Part of West Valley @ Bukit Batok (6 blocks)
Built 201720 storeys171 homes
2-room median
$395K
3 sales in 12 months · $782 psf
Lease remaining
92 years left
99-year lease from 2019
2-room rent
$2,275/mo
12 rentals in 12 months
Nearest MRT
Bukit Batok
1.1 km · exit Exit D
2-room: 1143-room: 57
- 2-room flats here sold for a median of $395K over the last year, across 3 sales. That is 4% above the Bukit Batok median for the same size.
- Prices here are up 8.2% on the previous 12 months ($395K against $365K).
- 92 years of lease are left (the lease started in 2019), so CPF and loan limits are unlikely to bite.
- Bukit Batok is 1.1 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 $2,150–$2,400 a month (the middle half of 12 rentals). On the median price that is a gross yield of about 6.9%, 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 | $395,000+8.2% | $358K–$397K | $782 | 47 sqm | 3 |
| 3-room | $502,500-3.4% | $489K–$516K | $687 | 68 sqm | 2 |
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 2023 and rentals since January 2021, from HDB via data.gov.sg. Latest sale May 2026.