Blk 385 Bt Batok West Ave 5

Block 385 Bukit Batok West Avenue 5, Bukit Batok · S650385 · 152 resale transactions since 2007

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4-room

$596k

$608 psf · 4 sales

Most $551k–$625k · typically 90 sqm

5-room

$690k

$557 psf · 1 sale

Typically 115 sqm

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

For sale now

$630,000

$681 psf · 86 sqm

Above estimate

4-room · storey 21–25 of 28 · 77 years lease left

Our estimate $559k–$595k · asking 8% above

Demand55

Rarity0

Last 4-room sale here: $613k, storey 22–24, Oct 2026. Listed 42 days ago. $8k 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 0.3% to the price of a 4-room flat in the same block. Storeys 25–27 sell for 7% more than storeys 01–03.

Storeyvs lowestSalesThis block

01–03–54–

04–06+5%73–

07–09+5%77–

10–12+6%48$637 psf

13–15+6%23–

16–18+6%13–

19–21+9%20–

22–24+9%12–

25–27+7%20–

4-room sales over the last 5 years in blocks within 500 m in Bukit Batok, this one included (340 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. The last column is this block's median $psf where it had 3 or more sales in the band. View and facing also play a part.

Lease timeline

Now (2026): 77 years left. The lease covers any buyer to age 95, so it doesn't limit CPF use or the loan. An HDB loan can run up to 25 years here.
2034: 70 years left. Full CPF use only if the youngest buyer is 25 or older.
2044: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
2054: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
2064: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
2074: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
2084: 20 years left. No more HDB loans: they must end 20 years before the lease.
2104: 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 2005 · 77 years left (ends 2104)
Completed: 2004
Storeys: 28
Flats: 219 (164 × 4-room, 55 × 5-room)
Postal code: Singapore 650385
Nearest station: Bukit Gombak MRT · 470 m (about 8 min walk)
Nearest hawker centre: Bukit Batok West Hawker Centre · 1.4 km

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 330 m
Dazhong Primary School 630 m

1–2 km

Lianhua Primary School 1.1 km
CHIJ Our Lady Queen Of Peace 1.7 km
Chua Chu Kang Primary School 2.0 km
Bukit View Primary School 2.0 km

Location

Nearby blocks · 4-room

Block	Distance	Lease left	Median	$psf	Sales
Blk 384 Bt Batok West Ave 5	60 m	77y	$598k	$616	13
Blk 386 Bt Batok West Ave 5	70 m	77y	$589k	$601	4
Blk 383 Bt Batok West Ave 5	130 m	77y	$598k	$607	10
Blk 338 Bt Batok St 34	150 m	58y	$460k	$498	7
Blk 339 Bt Batok St 34	180 m	60y	$450k	$406	1
Blk 346 Bt Batok St 34	210 m	58y	$522k	$471	4
Blk 348 Bt Batok St 34	230 m	59y	$470k	$520	3
Blk 391 Bt Batok West Ave 5	270 m	77y	$555k	$565	13

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

All resale transactions

Month	Type	Storey	sqm	Model	Lease left	Price	$psf
Oct 2026	4-room	22–24	90	Model A	77y	$613,000	$633
Mar 2026	4-room	19–21	92	Model A	78y	$578,000	$584
Feb 2026	5-room	16–18	115	Improved	78y	$690,000	$557
Jan 2026	4-room	01–03	90	Model A	78y	$540,000	$557
Jan 2026	4-room	22–24	86	Model A	78y	$630,000	$681
Apr 2025	4-room	13–15	92	Model A	79y	$626,000	$632
Apr 2025	4-room	07–09	90	Model A	79y	$560,000	$578
Mar 2025	5-room	25–27	115	Improved	79y	$730,000	$590
Aug 2024	4-room	07–09	92	Model A	79y	$535,000	$540
Jul 2024	4-room	25–27	86	Model A	80y	$550,000	$594
Jul 2024	4-room	10–12	90	Model A	80y	$545,000	$563
Jun 2024	5-room	28–30	115	Improved	80y	$720,000	$582
Jun 2024	4-room	25–27	90	Model A	80y	$575,000	$594
Dec 2023	4-room	19–21	90	Model A	80y	$575,000	$594
Nov 2023	4-room	16–18	86	Model A	80y	$500,000	$540
Nov 2022	4-room	10–12	90	Model A	81y	$527,000	$544
Nov 2022	4-room	10–12	90	Model A	81y	$523,000	$540
Apr 2022	4-room	13–15	90	Model A	82y	$495,000	$511
Jul 2021	4-room	04–06	86	Model A	83y	$460,000	$497
Jun 2021	4-room	25–27	90	Model A	83y	$462,888	$478
May 2021	5-room	13–15	115	Improved	83y	$572,888	$463
Mar 2021	4-room	16–18	90	Model A	83y	$458,888	$474
Feb 2021	4-room	07–09	86	Model A	83y	$428,000	$462
Jan 2021	5-room	10–12	115	Improved	83y	$565,000	$456
Jan 2021	4-room	25–27	86	Model A	83y	$460,000	$497
Dec 2020	4-room	22–24	90	Model A	83y	$418,000	$431
Dec 2019	4-room	22–24	92	Model A	84y	$425,000	$429
Nov 2019	4-room	25–27	90	Model A	84y	$440,000	$454
Oct 2019	4-room	22–24	90	Model A	84y	$420,000	$434
Sep 2019	5-room	07–09	115	Improved	84y	$523,000	$423
Sep 2019	4-room	25–27	90	Model A	84y	$462,000	$477
Apr 2019	5-room	01–03	115	Improved	85y	$510,000	$412
Apr 2019	4-room	01–03	92	Model A	85y	$375,000	$379
Apr 2019	4-room	04–06	90	Model A	85y	$365,000	$377
Mar 2019	4-room	16–18	90	Model A	85y	$415,000	$428
Feb 2019	4-room	13–15	92	Model A	85y	$414,000	$418
Feb 2019	4-room	22–24	86	Model A	85y	$400,000	$432
Oct 2018	4-room	10–12	92	Model A	85y	$420,000	$424
Jul 2018	4-room	19–21	90	Model A	86y	$410,000	$423
Jul 2018	4-room	01–03	86	Model A	86y	$385,000	$416
Apr 2018	4-room	28–30	92	Model A	86y	$450,000	$454
Jun 2017	4-room	28–30	86	Model A	87y	$449,888	$486
Jun 2017	4-room	01–03	90	Model A	87y	$380,000	$392
Apr 2017	4-room	10–12	90	Model A	87y	$440,000	$454
Nov 2016	5-room	28–30	115	Improved	87y	$588,000	$475
Nov 2016	4-room	10–12	90	Model A	87y	$438,888	$453
Nov 2016	4-room	16–18	92	Model A	87y	$430,000	$434
Oct 2016	4-room	22–24	90	Model A	87y	$460,000	$475
Oct 2016	4-room	22–24	90	Model A	87y	$420,000	$434
Aug 2016	4-room	07–09	90	Model A	87y	$421,000	$435
Jul 2016	4-room	04–06	90	Model A	88y	$422,000	$436
Jun 2016	4-room	10–12	92	Model A	88y	$425,000	$429
May 2016	4-room	10–12	90	Model A	88y	$455,000	$470
May 2016	4-room	10–12	92	Model A	88y	$430,000	$434
Dec 2015	4-room	13–15	90	Model A	88y	$430,000	$444
Nov 2015	4-room	19–21	90	Model A	88y	$458,000	$473
Sep 2015	4-room	04–06	90	Model A	88y	$426,000	$440
May 2015	4-room	25–27	86	Model A	89y	$453,000	$489
Apr 2015	4-room	01–03	90	Model A	89y	$400,000	$413
Mar 2015	4-room	16–18	90	Model A	89y	$445,000	$459
Feb 2015	4-room	07–09	86	Model A	89y	$440,000	$475
Oct 2014	4-room	19–21	92	Model A	89y	$470,000	$475
Sep 2014	5-room	10–12	115	Improved	89y	$590,000	$477
May 2014	4-room	13–15	90	Model A	90y	$458,000	$473
Mar 2014	5-room	16–18	115	Improved	90y	$540,000	$436
Oct 2013	4-room	25–27	92	Model A	90y	$545,888	$551
Aug 2013	4-room	13–15	90	Model A	90y	$510,000	$526
Jul 2013	4-room	01–03	92	Model A	91y	$493,000	$498
Jun 2013	5-room	28–30	115	Improved	91y	$680,000	$549
May 2013	4-room	25–27	92	Model A	91y	$553,000	$558
Nov 2012	4-room	19–21	90	Model A	91y	$510,000	$526
Nov 2012	4-room	16–18	92	Model A	91y	$510,000	$515
Nov 2012	4-room	04–06	86	Model A	91y	$487,000	$526
Oct 2012	5-room	25–27	115	Improved	91y	$650,000	$525
Sep 2012	5-room	07–09	115	Improved	91y	$628,000	$507
Sep 2012	4-room	28–30	90	Model A	91y	$524,000	$541
Jul 2012	4-room	13–15	90	Model A	92y	$481,000	$497
Nov 2011	4-room	01–03	90	Model A	92y	$440,800	$455
Aug 2011	4-room	16–18	92	Model A	92y	$485,000	$490
Jul 2011	4-room	10–12	90	Model A	93y	$455,000	$470
Apr 2011	4-room	13–15	90	Model A	93y	$453,000	$468
Mar 2011	4-room	13–15	92	Model A	93y	$448,000	$452
Feb 2011	4-room	22–24	90	Model A	93y	$458,000	$473
Jan 2011	5-room	19–21	115	Improved	93y	$573,888	$464
Nov 2010	4-room	10–12	90	Model A	93y	$440,000	$454
Oct 2010	4-room	07–09	90	Model A	93y	$463,000	$478
Oct 2010	4-room	10–12	92	Model A	93y	$460,000	$465
Sep 2010	5-room	22–24	115	Improved	93y	$576,000	$465
Aug 2010	5-room	13–15	115	Improved	93y	$560,000	$452
Aug 2010	4-room	07–09	92	Model A	93y	$433,500	$438
Jul 2010	5-room	19–21	115	Improved	94y	$538,000	$435
Jul 2010	5-room	10–12	115	Improved	94y	$568,000	$459
Jul 2010	5-room	10–12	115	Improved	94y	$530,000	$428
Jul 2010	4-room	10–12	86	Model A	94y	$412,000	$445
Jul 2010	4-room	10–12	86	Model A	94y	$405,000	$438
Jul 2010	4-room	22–24	92	Model A	94y	$436,000	$440
Jun 2010	4-room	01–03	86	Model A	94y	$380,000	$411
May 2010	4-room	19–21	90	Model A	94y	$425,000	$439
May 2010	4-room	04–06	90	Model A	94y	$388,000	$401
Mar 2010	5-room	25–27	115	Improved	94y	$512,000	$414