Blk 420 Bt Batok West Ave 2

Block 420 Bukit Batok West Avenue 2, Bukit Batok · S650420 · 174 resale transactions since 1991

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3-room

$385k

$526 psf · 1 sale

Typically 68 sqm

4-room

$500k

$494 psf · 2 sales

Typically 94 sqm

12 months to Oct 2026: median price, median $psf and number of sales. “Most” is the middle 80% of prices.

For sale now

$400,000

$546 psf · 68 sqm

Fair price

3-room · storey 06–10 of 12 · 60 years lease left

Our estimate $386k–$416k · asking 1% below

Demand54

Rarity0

Last 3-room sale here: $385k, storey 01–03, Mar 2026. Listed 221 days ago. $7k per year of lease left.

Details on HDB Flat Portal ↗

Listed on the HDB Flat Portal. Our estimate, demand and rarity readings are explained on the listings page.

Price history

Each dot is one sale; the line is the median per quarter.

What's a flat here worth?

What a higher floor adds · 4-room

Around here, each floor up adds about 0.5% to the price of a 4-room flat in the same block. Storeys 10–12 sell for 5% more than storeys 01–03.

Storeyvs lowestSales

01–03–40

04–06+2%48

07–09+4%59

10–12+5%43

4-room sales over the last 5 years in blocks within 500 m in Bukit Batok, this one included (190 sales). Each sale is compared with its own block's median, so the figures show the floor alone, not newer or taller blocks; prices are brought to today with HDB's resale price index. View and facing also play a part.

Lease timeline

Now (2026): 60 years left. CPF and an HDB loan can be used in full if the youngest buyer is 35 or older (the lease must cover them to age 95); for younger buyers both are pro-rated. An HDB loan can run up to 25 years here.
2027: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
2037: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
2047: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
2057: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
2067: 20 years left. No more HDB loans: they must end 20 years before the lease.
2087: the lease ends and the flat goes back to HDB.

From HDB's rules as at October 2026: CPF use and the HDB loan are pro-rated when the remaining lease doesn't cover the youngest buyer to age 95, and HDB loans must end 20 years before the lease. Banks set their own limits on short leases. Rules change: check with HDB and CPF before you buy. How lease left affects price →

Block facts

Lease: 99 years from 1988 · 60 years left (ends 2087)
Completed: 1985
Storeys: 12
Flats: 114 (68 × 3-room, 46 × 4-room)
Postal code: Singapore 650420
Nearest station: Bukit Gombak MRT · 770 m (about 12 min walk)
Nearest hawker centre: Bukit Batok West Hawker Centre · 890 m

Primary schools nearby

Straight-line distance from the block. For Primary 1 registration, check the exact 1 km and 2 km distance with OneMap's school query.

Within 1 km

St. Anthony's Primary School 420 m
Dazhong Primary School 480 m

1–2 km

Lianhua Primary School 1.3 km
Princess Elizabeth Primary School 1.6 km
Pioneer Primary School 1.7 km
Chua Chu Kang Primary School 1.7 km

Location

Nearby blocks · 4-room

Block	Distance	Lease left	Median	$psf	Sales
Blk 422 Bt Batok West Ave 2	40 m	60y	$525k	$519	1
Blk 419 Bt Batok West Ave 2	70 m	58y	$465k	$520	1
Blk 417 Bt Batok West Ave 4	70 m	58y	$535k	$483	2
Blk 416 Bt Batok West Ave 4	80 m	60y	$534k	$482	2
Blk 421 Bt Batok West Ave 2	90 m	60y	$485k	$479	1
Blk 425 Bt Batok West Ave 2	100 m	60y	$480k	$513	2
Blk 423 Bt Batok West Ave 2	100 m	60y	$500k	$494	3
Blk 414 Bt Batok West Ave 4	120 m	60y	$535k	$483	2

4-room sales over the last 24 months within 1.2 km.

All resale transactions

Month	Type	Storey	sqm	Model	Lease left	Price	$psf
Apr 2026	4-room	01–03	94	New Generation	61y	$490,000	$484
Mar 2026	3-room	01–03	68	New Generation	61y	$385,000	$526
Dec 2025	4-room	07–09	94	New Generation	61y	$510,000	$504
Sep 2025	3-room	01–03	68	New Generation	61y	$375,000	$512
Mar 2025	3-room	04–06	68	New Generation	62y	$410,000	$560
Jan 2025	3-room	07–09	68	New Generation	62y	$373,000	$510
Nov 2024	4-room	10–12	94	New Generation	62y	$528,000	$522
Aug 2024	4-room	10–12	94	New Generation	62y	$480,000	$474
May 2023	3-room	07–09	68	New Generation	64y	$355,000	$485
May 2022	3-room	10–12	68	New Generation	65y	$345,000	$471
Apr 2022	3-room	04–06	68	New Generation	65y	$334,000	$456
Sep 2021	3-room	07–09	68	New Generation	65y	$325,000	$444
Aug 2021	3-room	04–06	68	New Generation	65y	$317,000	$433
Jul 2021	3-room	10–12	68	New Generation	66y	$300,888	$411
Dec 2020	4-room	01–03	94	New Generation	66y	$335,000	$331
Feb 2020	4-room	07–09	94	New Generation	67y	$327,000	$323
Jan 2020	4-room	07–09	94	New Generation	67y	$325,000	$321
Jan 2020	4-room	01–03	94	New Generation	67y	$310,000	$306
Dec 2019	3-room	04–06	68	New Generation	67y	$247,000	$337
Jun 2019	3-room	10–12	68	New Generation	68y	$242,000	$331
Jun 2019	3-room	01–03	68	New Generation	68y	$228,000	$311
Apr 2019	4-room	04–06	94	New Generation	68y	$325,000	$321
Oct 2018	3-room	10–12	68	New Generation	68y	$235,000	$321
Aug 2018	4-room	10–12	94	New Generation	68y	$340,000	$336
Feb 2018	3-room	10–12	68	New Generation	69y	$260,000	$355
Aug 2017	3-room	07–09	68	New Generation	69y	$260,000	$355
Jul 2017	3-room	10–12	68	New Generation	70y	$275,000	$376
Jul 2017	3-room	10–12	68	New Generation	70y	$260,000	$355
Mar 2017	3-room	07–09	68	New Generation	70y	$253,000	$346
Oct 2016	3-room	04–06	68	New Generation	70y	$260,000	$355
Sep 2016	4-room	07–09	99	New Generation	70y	$345,000	$324
Sep 2016	3-room	01–03	68	New Generation	70y	$275,000	$376
Jul 2016	3-room	07–09	68	New Generation	71y	$280,000	$383
Jul 2016	3-room	01–03	68	New Generation	71y	$268,000	$366
Jun 2016	3-room	10–12	68	New Generation	71y	$265,000	$362
Jun 2016	3-room	07–09	68	New Generation	71y	$265,000	$362
Apr 2016	3-room	10–12	68	New Generation	71y	$280,000	$383
Nov 2015	4-room	04–06	94	New Generation	71y	$340,000	$336
Oct 2015	3-room	04–06	68	New Generation	71y	$255,000	$348
Sep 2014	3-room	04–06	68	New Generation	72y	$295,800	$404
Sep 2014	3-room	10–12	68	New Generation	72y	$280,000	$383
Feb 2014	3-room	10–12	68	New Generation	73y	$325,000	$444
Oct 2013	4-room	10–12	94	New Generation	73y	$394,000	$389
May 2013	3-room	07–09	68	New Generation	74y	$315,000	$430
May 2012	4-room	06–10	94	New Generation	75y	$380,000	$376
Apr 2012	3-room	01–05	68	New Generation	75y	$293,888	$402
Jan 2012	3-room	04–06	68	New Generation	75y	$295,000	$403
Nov 2011	4-room	07–09	94	New Generation	75y	$377,000	$373
Nov 2011	3-room	04–06	68	New Generation	75y	$288,000	$393
May 2011	3-room	01–03	68	New Generation	76y	$268,000	$366
Apr 2011	4-room	01–03	99	New Generation	76y	$365,000	$343
Sep 2010	3-room	10–12	68	New Generation	76y	$282,000	$385
Aug 2010	3-room	04–06	68	New Generation	76y	$255,000	$348
Jul 2010	4-room	07–09	94	New Generation	77y	$315,000	$311
Jun 2010	4-room	07–09	94	New Generation	77y	$320,000	$316
Jun 2010	3-room	07–09	68	New Generation	77y	$243,000	$332
Mar 2010	4-room	07–09	94	New Generation	77y	$307,000	$303
Jan 2010	4-room	04–06	94	New Generation	77y	$292,000	$289
Jan 2010	3-room	04–06	68	New Generation	77y	$231,000	$316
Nov 2009	3-room	10–12	68	New Generation	77y	$230,000	$314
Nov 2009	3-room	07–09	68	New Generation	77y	$220,000	$301
Oct 2009	4-room	01–03	99	New Generation	77y	$253,000	$237
May 2009	3-room	01–03	74	New Generation	78y	$212,000	$266
Feb 2009	3-room	04–06	68	New Generation	78y	$193,000	$264
Jan 2009	4-room	07–09	99	New Generation	78y	$261,000	$245
Jan 2009	3-room	07–09	68	New Generation	78y	$213,000	$291
Apr 2008	4-room	07–09	94	New Generation	79y	$190,000	$188
Sep 2007	4-room	07–09	94	New Generation	79y	$198,000	$196
Jul 2007	3-room	10–12	68	New Generation	80y	$159,000	$217
Jun 2007	3-room	04–06	68	New Generation	80y	$151,000	$206
Jun 2007	3-room	04–06	68	New Generation	80y	$149,000	$204
May 2007	3-room	04–06	68	New Generation	80y	$147,000	$201
Jan 2007	3-room	10–12	68	New Generation	80y	$153,000	$209
Dec 2006	3-room	10–12	68	New Generation	80y	$150,000	$205
Feb 2006	4-room	04–06	94	New Generation	81y	$204,000	$202
Jan 2006	4-room	10–12	94	New Generation	81y	$197,000	$195
Aug 2005	3-room	01–03	68	New Generation	81y	$140,000	$191
Jul 2005	3-room	10–12	68	New Generation	82y	$167,000	$228
Jun 2005	3-room	10–12	68	New Generation	82y	$151,000	$206
Feb 2005	3-room	10–12	68	New Generation	82y	$190,000	$260
Feb 2005	3-room	10–12	68	New Generation	82y	$153,600	$210
Dec 2004	3-room	10–12	68	New Generation	82y	$195,000	$266
Sep 2004	3-room	01–03	68	New Generation	82y	$195,000	$266
Jul 2004	3-room	07–09	68	New Generation	83y	$125,000	$171
Feb 2004	3-room	10–12	68	New Generation	83y	$142,000	$194
Aug 2003	3-room	10–12	68	New Generation	83y	$128,000	$175
Aug 2003	3-room	01–03	74	New Generation	83y	$130,000	$163
Jun 2003	4-room	10–12	94	New Generation	84y	$193,800	$192
May 2003	3-room	07–09	68	New Generation	84y	$133,500	$182
Feb 2003	3-room	04–06	68	New Generation	84y	$131,000	$179
Dec 2002	3-room	10–12	68	New Generation	84y	$130,000	$178
Apr 2002	3-room	07–09	68	New Generation	85y	$117,000	$160
Jan 2002	3-room	01–03	68	New Generation	85y	$121,000	$165
Nov 2001	3-room	07–09	68	New Generation	85y	$128,000	$175
Sep 2001	3-room	10–12	68	New Generation	85y	$121,000	$165
Sep 2001	3-room	07–09	68	New Generation	85y	$121,000	$165
Sep 2001	3-room	04–06	68	New Generation	85y	$115,000	$157
Jul 2001	3-room	04–06	68	New Generation	86y	$117,000	$160
Mar 2001	3-room	04–06	68	New Generation	86y	$124,000	$169
Feb 2001	4-room	01–03	94	New Generation	86y	$193,000	$191