Blk 388 Bt Batok West Ave 5
Block 388 Bukit Batok West Avenue 5, Bukit Batok · S650388 · 68 resale transactions since 2008
5-room
$693k
$586 psf · 2 sales
Typically 110 sqm
12 months to Oct 2026: median price, median $psf and number of sales. “Most” is the middle 80% of prices.
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 · 5-room
Around here, each floor up adds about 0.5% to the price of a 5-room flat in the same block. Storeys 16–18 sell for 8% more than storeys 04–06.
Storeyvs lowestSales
04–06–12
07–09+4%9
10–12+6%11
13–15+3%10
16–18+8%10
5-room sales over the last 5 years in blocks within 500 m in Bukit Batok, this one included (52 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): 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
- 25
- Flats
- 108 (108 × 5-room)
- Postal code
- Singapore 650388
- Nearest station
- Bukit Gombak MRT · 620 m (about 10 min walk)
- Nearest hawker centre
- Bukit Batok West Hawker Centre · 1.5 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 750 m
1–2 km
- Lianhua Primary School 1.2 km
- CHIJ Our Lady Queen Of Peace 1.7 km
- Chua Chu Kang Primary School 1.8 km
- South View Primary School 2.0 km
Location
Nearby blocks · 5-room
| Block | Distance | Lease left | Median | $psf | Sales |
|---|---|---|---|---|---|
| Blk 387 Bt Batok West Ave 5 | 40 m | 77y | $710k | $559 | 7 |
| Blk 389 Bt Batok West Ave 5 | 60 m | 77y | $613k | $501 | 2 |
| Blk 390 Bt Batok West Ave 5 | 70 m | 77y | $699k | $550 | 4 |
| Blk 386 Bt Batok West Ave 5 | 110 m | 77y | $772k | $608 | 4 |
| Blk 385 Bt Batok West Ave 5 | 150 m | 77y | $710k | $574 | 2 |
| Blk 392 Bt Batok West Ave 5 | 160 m | 77y | $755k | $594 | 1 |
| Blk 394 Bt Batok West Ave 5 | 190 m | 76y | $718k | $580 | 4 |
| Blk 384 Bt Batok West Ave 5 | 210 m | 77y | $738k | $581 | 3 |
5-room sales over the last 24 months within 1.2 km.
All resale transactions
| Month | Type | Storey | sqm | Model | Lease left | Price | $psf |
|---|---|---|---|---|---|---|---|
| Aug 2026 | 5-room | 19–21 | 110 | Improved | 77y | $718,000 | $606 |
| Jul 2026 | 5-room | 13–15 | 110 | Improved | 78y | $668,888 | $565 |
| Oct 2025 | 5-room | 07–09 | 118 | Improved | 78y | $688,888 | $542 |
| Mar 2025 | 5-room | 01–03 | 118 | Improved | 79y | $680,000 | $535 |
| Oct 2024 | 5-room | 04–06 | 118 | Improved | 79y | $680,000 | $535 |
| Sep 2024 | 5-room | 04–06 | 118 | Improved | 79y | $660,000 | $520 |
| Aug 2024 | 5-room | 13–15 | 118 | Improved | 79y | $675,000 | $531 |
| Aug 2023 | 5-room | 16–18 | 118 | Improved | 80y | $668,000 | $526 |
| May 2023 | 5-room | 22–24 | 118 | Improved | 81y | $680,000 | $535 |
| Feb 2023 | 5-room | 22–24 | 110 | Improved | 81y | $680,000 | $574 |
| Jan 2022 | 5-room | 16–18 | 110 | Improved | 82y | $609,250 | $515 |
| Sep 2021 | 5-room | 16–18 | 110 | Improved | 82y | $578,000 | $488 |
| Aug 2021 | 5-room | 16–18 | 118 | Improved | 82y | $588,888 | $464 |
| Dec 2020 | 5-room | 07–09 | 118 | Improved | 83y | $530,000 | $417 |
| Nov 2020 | 5-room | 13–15 | 118 | Improved | 83y | $560,000 | $441 |
| May 2020 | 5-room | 16–18 | 118 | Improved | 84y | $530,000 | $417 |
| Jan 2020 | 5-room | 10–12 | 110 | Improved | 84y | $517,000 | $437 |
| Sep 2019 | 5-room | 22–24 | 110 | Improved | 84y | $532,000 | $449 |
| Apr 2019 | 5-room | 16–18 | 118 | Improved | 85y | $571,000 | $450 |
| Apr 2019 | 5-room | 07–09 | 110 | Improved | 85y | $530,000 | $448 |
| Apr 2019 | 5-room | 04–06 | 118 | Improved | 85y | $500,000 | $394 |
| Jan 2019 | 5-room | 10–12 | 110 | Improved | 85y | $558,000 | $471 |
| Sep 2018 | 5-room | 22–24 | 118 | Improved | 85y | $530,000 | $417 |
| Jul 2018 | 5-room | 01–03 | 118 | Improved | 86y | $456,000 | $359 |
| Apr 2018 | 5-room | 22–24 | 118 | Improved | 86y | $565,000 | $445 |
| Mar 2018 | 5-room | 19–21 | 110 | Improved | 86y | $565,000 | $477 |
| Jan 2018 | 5-room | 10–12 | 118 | Improved | 86y | $560,000 | $441 |
| Dec 2017 | 5-room | 16–18 | 118 | Improved | 86y | $562,000 | $442 |
| Jul 2017 | 5-room | 07–09 | 118 | Improved | 87y | $550,000 | $433 |
| Apr 2017 | 5-room | 13–15 | 118 | Improved | 87y | $535,000 | $421 |
| Apr 2017 | 5-room | 04–06 | 118 | Improved | 87y | $498,000 | $392 |
| Jul 2016 | 5-room | 10–12 | 110 | Improved | 88y | $565,000 | $477 |
| May 2016 | 5-room | 16–18 | 110 | Improved | 88y | $580,000 | $490 |
| Dec 2015 | 5-room | 04–06 | 118 | Improved | 88y | $537,000 | $423 |
| Aug 2015 | 5-room | 22–24 | 110 | Improved | 88y | $583,000 | $492 |
| Aug 2015 | 5-room | 13–15 | 110 | Improved | 88y | $550,000 | $465 |
| May 2015 | 5-room | 19–21 | 110 | Improved | 89y | $565,000 | $477 |
| May 2015 | 5-room | 01–03 | 118 | Improved | 89y | $496,888 | $391 |
| Jan 2015 | 5-room | 13–15 | 110 | Improved | 89y | $580,000 | $490 |
| Mar 2014 | 5-room | 01–03 | 118 | Improved | 90y | $565,000 | $445 |
| Aug 2013 | 5-room | 10–12 | 118 | Improved | 90y | $650,000 | $512 |
| Oct 2012 | 5-room | 04–06 | 118 | Improved | 91y | $621,000 | $489 |
| Aug 2012 | 5-room | 13–15 | 118 | Improved | 91y | $628,000 | $494 |
| Aug 2012 | 5-room | 10–12 | 110 | Improved | 91y | $590,000 | $498 |
| Jun 2012 | 5-room | 19–21 | 110 | Improved | 92y | $622,000 | $525 |
| Jun 2012 | 5-room | 04–06 | 118 | Improved | 92y | $615,000 | $484 |
| Apr 2012 | 5-room | 16–20 | 110 | Improved | 92y | $593,000 | $501 |
| Mar 2012 | 5-room | 21–25 | 110 | Improved | 92y | $605,000 | $511 |
| Sep 2011 | 5-room | 25–27 | 118 | Improved | 92y | $595,000 | $468 |
| Jul 2011 | 5-room | 07–09 | 110 | Improved | 93y | $564,000 | $476 |
| Jun 2011 | 5-room | 16–18 | 110 | Improved | 93y | $600,000 | $507 |
| Mar 2011 | 5-room | 22–24 | 118 | Improved | 93y | $580,000 | $457 |
| Mar 2011 | 5-room | 16–18 | 118 | Improved | 93y | $580,000 | $457 |
| Dec 2010 | 5-room | 16–18 | 118 | Improved | 93y | $549,000 | $432 |
| Nov 2010 | 5-room | 07–09 | 118 | Improved | 93y | $532,888 | $420 |
| Sep 2010 | 5-room | 10–12 | 110 | Improved | 93y | $530,000 | $448 |
| Jun 2010 | 5-room | 04–06 | 118 | Improved | 94y | $499,000 | $393 |
| May 2010 | 5-room | 22–24 | 118 | Improved | 94y | $532,000 | $419 |
| May 2010 | 5-room | 19–21 | 110 | Improved | 94y | $526,000 | $444 |
| Jan 2010 | 5-room | 16–18 | 118 | Improved | 94y | $490,000 | $386 |
| Aug 2009 | 5-room | 25–27 | 118 | Improved | 94y | $490,000 | $386 |
| Jul 2009 | 5-room | 13–15 | 118 | Improved | 95y | $415,000 | $327 |
| Nov 2008 | 5-room | 19–21 | 118 | Improved | 95y | $485,000 | $382 |
| Nov 2008 | 5-room | 22–24 | 118 | Improved | 95y | $490,000 | $386 |
| Sep 2008 | 5-room | 07–09 | 118 | Improved | 95y | $440,000 | $346 |
| Aug 2008 | 5-room | 22–24 | 118 | Improved | 95y | $490,000 | $386 |
| Aug 2008 | 5-room | 16–18 | 110 | Improved | 95y | $469,000 | $396 |
| Feb 2008 | 5-room | 22–24 | 118 | Improved | 96y | $468,000 | $368 |