Blk 391 Bt Batok West Ave 5

Block 391 Bukit Batok West Avenue 5, Bukit Batok · S650391 · 157 resale transactions since 2006

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4-room

$545k

$553 psf · 8 sales · ▼ 4.0% yoy

Most $510k–$567k · typically 92 sqm

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

For sale now

$610,000

$616 psf · 92 sqm

Well above estimate

4-room · storey 06–10 of 25 · 77 years lease left

Our estimate $535k–$563k · asking 12% above

Demand50

Rarity0

Last 4-room sale here: $510k, storey 04–06, Sep 2026. Listed 8 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 10% more than storeys 01–03.

Storeyvs lowestSalesThis block

01–03–34$563 psf

04–06+5%39$554 psf

07–09+7%48$588 psf

10–12+8%27$571 psf

13–15+8%23$616 psf

16–18+8%13–

19–21+11%20–

22–24+11%12$656 psf

25–27+10%20–

4-room sales over the last 5 years in blocks within 500 m in Bukit Batok, this one included (236 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.
2033: 70 years left. Full CPF use only if the youngest buyer is 25 or older.
2043: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
2053: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
2063: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
2073: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
2083: 20 years left. No more HDB loans: they must end 20 years before the lease.
2103: 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 2004 · 77 years left (ends 2103)
Completed: 2003
Storeys: 25
Flats: 194 (194 × 4-room)
Postal code: Singapore 650391
Nearest station: Bukit Gombak MRT · 730 m (about 12 min walk)
Nearest hawker centre: Bukit Batok West Hawker Centre · 1.7 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 430 m
Dazhong Primary School 880 m

1–2 km

Lianhua Primary School 1.3 km
CHIJ Our Lady Queen Of Peace 1.6 km
Chua Chu Kang Primary School 1.8 km
South View Primary School 1.9 km
Teck Whye Primary School 2.0 km

Location

Nearby blocks · 4-room

Block	Distance	Lease left	Median	$psf	Sales
Blk 392 Bt Batok West Ave 5	60 m	77y	$578k	$584	3
Blk 394 Bt Batok West Ave 5	60 m	76y	$587k	$593	4
Blk 395 Bt Batok West Ave 5	70 m	77y	$545k	$550	8
Blk 393 Bt Batok West Ave 5	90 m	77y	$584k	$590	4
Blk 386 Bt Batok West Ave 5	210 m	77y	$589k	$601	4
Blk 385 Bt Batok West Ave 5	270 m	77y	$596k	$608	6
Blk 384 Bt Batok West Ave 5	330 m	77y	$598k	$616	13
Blk 338 Bt Batok St 34	340 m	58y	$460k	$498	7

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

All resale transactions

Month	Type	Storey	sqm	Model	Lease left	Price	$psf
Sep 2026	4-room	04–06	86	Model A	76y	$510,000	$551
Aug 2026	4-room	16–18	92	Model A	76y	$580,000	$586
Aug 2026	4-room	10–12	92	Model A	76y	$555,000	$560
Jun 2026	4-room	07–09	92	Model A	77y	$540,000	$545
Jun 2026	4-room	07–09	92	Model A	77y	$540,000	$545
May 2026	4-room	04–06	92	Model A	77y	$562,000	$568
Feb 2026	4-room	04–06	92	Model A	77y	$550,000	$555
Feb 2026	4-room	01–03	92	Model A	77y	$509,000	$514
Apr 2025	4-room	07–09	86	Model A	78y	$555,000	$600
Mar 2025	4-room	10–12	92	Model A	78y	$560,000	$565
Mar 2025	4-room	07–09	92	Model A	78y	$570,000	$576
Feb 2025	4-room	19–21	90	Model A	78y	$588,000	$607
Dec 2024	4-room	13–15	90	Model A	78y	$558,000	$576
May 2024	4-room	13–15	92	Model A	79y	$565,000	$571
Apr 2024	4-room	13–15	92	Model A	79y	$530,000	$535
Dec 2023	4-room	16–18	92	Model A	79y	$530,000	$535
Oct 2023	4-room	22–24	92	Model A	79y	$555,000	$560
Sep 2023	4-room	07–09	90	Model A	79y	$508,000	$524
Aug 2023	4-room	01–03	86	Model A	79y	$490,000	$529
May 2023	4-room	07–09	92	Model A	80y	$515,000	$520
May 2023	4-room	01–03	86	Model A	80y	$485,000	$524
Apr 2023	4-room	10–12	90	Model A	80y	$530,000	$547
Apr 2023	4-room	13–15	92	Model A	80y	$528,000	$533
Dec 2022	4-room	22–24	86	Model A	80y	$515,000	$556
Oct 2022	4-room	22–24	92	Model A	80y	$555,000	$560
Jun 2022	4-room	19–21	92	Model A	81y	$510,000	$515
Apr 2022	4-room	13–15	86	Model A	81y	$491,000	$530
Mar 2022	4-room	13–15	92	Model A	81y	$491,000	$496
Jan 2022	4-room	01–03	92	Model A	81y	$408,000	$412
Dec 2021	4-room	13–15	92	Model A	81y	$468,000	$473
Oct 2021	4-room	22–24	92	Model A	81y	$476,000	$481
Jul 2021	4-room	16–18	86	Model A	82y	$455,000	$492
Mar 2021	4-room	22–24	92	Model A	82y	$475,000	$480
Mar 2021	4-room	07–09	92	Model A	82y	$445,000	$449
Jan 2021	4-room	04–06	92	Model A	82y	$400,000	$404
Dec 2020	4-room	01–03	90	Model A	82y	$365,000	$377
Nov 2020	4-room	07–09	92	Model A	82y	$428,000	$432
Oct 2020	4-room	04–06	86	Model A	82y	$400,000	$432
Oct 2020	4-room	01–03	92	Model A	82y	$368,000	$372
Aug 2020	4-room	07–09	92	Model A	82y	$405,000	$409
Aug 2020	4-room	25–27	86	Model A	82y	$455,000	$492
Mar 2020	4-room	04–06	92	Model A	83y	$455,000	$459
Oct 2019	4-room	22–24	92	Model A	83y	$431,000	$435
Oct 2019	4-room	04–06	86	Model A	83y	$360,000	$389
Sep 2019	4-room	16–18	92	Model A	83y	$425,000	$429
Sep 2019	4-room	01–03	92	Model A	83y	$365,000	$369
Aug 2019	4-room	16–18	86	Model A	83y	$400,000	$432
Aug 2019	4-room	07–09	90	Model A	83y	$394,000	$407
Jul 2019	4-room	13–15	90	Model A	84y	$395,000	$408
May 2019	4-room	04–06	92	Model A	84y	$395,000	$399
Dec 2018	4-room	07–09	86	Model A	84y	$370,000	$400
Dec 2018	4-room	07–09	92	Model A	84y	$392,000	$396
Nov 2018	4-room	10–12	86	Model A	84y	$369,000	$399
Sep 2018	4-room	19–21	92	Model A	84y	$410,000	$414
Aug 2018	4-room	19–21	92	Model A	84y	$421,000	$425
Mar 2018	4-room	01–03	86	Model A	85y	$363,000	$392
Jan 2018	4-room	25–27	92	Model A	85y	$450,000	$454
Dec 2017	4-room	04–06	92	Model A	85y	$370,000	$374
Dec 2017	4-room	07–09	92	Model A	85y	$375,000	$379
Oct 2017	4-room	25–27	92	Model A	85y	$460,000	$465
Oct 2017	4-room	10–12	92	Model A	85y	$405,000	$409
Sep 2017	4-room	10–12	86	Model A	85y	$438,000	$473
Sep 2017	4-room	16–18	92	Model A	85y	$420,500	$425
Aug 2017	4-room	16–18	92	Model A	85y	$435,000	$439
Aug 2017	4-room	19–21	92	Model A	85y	$420,000	$424
Mar 2017	4-room	13–15	86	Model A	86y	$435,500	$470
Jan 2017	4-room	22–24	86	Model A	86y	$455,000	$492
Nov 2016	4-room	10–12	92	Model A	86y	$435,000	$439
Nov 2016	4-room	01–03	92	Model A	86y	$385,000	$389
Dec 2015	4-room	16–18	92	Model A	87y	$445,000	$449
Nov 2015	4-room	07–09	92	Model A	87y	$402,000	$406
Jul 2015	4-room	13–15	92	Model A	88y	$436,000	$440
Jun 2015	4-room	22–24	92	Model A	88y	$448,000	$452
May 2015	4-room	16–18	92	Model A	88y	$458,000	$462
Dec 2014	4-room	19–21	90	Model A	88y	$460,000	$475
Nov 2014	4-room	19–21	92	Model A	88y	$475,000	$480
Aug 2014	4-room	16–18	92	Model A	88y	$465,000	$470
Aug 2014	4-room	01–03	92	Model A	88y	$420,000	$424
May 2014	4-room	16–18	90	Model A	89y	$486,000	$502
Feb 2014	4-room	13–15	92	Model A	89y	$513,000	$518
May 2013	4-room	16–18	86	Model A	90y	$531,000	$574
Sep 2012	4-room	22–24	90	Model A	90y	$537,000	$554
Aug 2012	4-room	10–12	92	Model A	90y	$520,000	$525
Jul 2012	4-room	19–21	92	Model A	91y	$508,000	$513
Jun 2012	4-room	22–24	92	Model A	91y	$500,000	$505
Jun 2012	4-room	04–06	86	Model A	91y	$462,000	$499
May 2012	4-room	11–15	92	Model A	91y	$495,000	$500
Apr 2012	4-room	06–10	92	Model A	91y	$490,000	$495
Apr 2012	4-room	01–05	92	Model A	91y	$470,000	$475
Feb 2012	4-room	13–15	92	Model A	91y	$500,000	$505
Nov 2011	4-room	16–18	92	Model A	91y	$485,000	$490
Aug 2011	4-room	04–06	86	Model A	91y	$458,000	$495
Jun 2011	4-room	19–21	92	Model A	92y	$495,000	$500
Apr 2011	4-room	13–15	92	Model A	92y	$467,300	$472
Apr 2011	4-room	01–03	92	Model A	92y	$438,000	$442
Nov 2010	4-room	10–12	86	Model A	92y	$416,000	$449
Oct 2010	4-room	10–12	86	Model A	92y	$420,000	$454
Aug 2010	4-room	04–06	92	Model A	92y	$403,000	$407
Jul 2010	4-room	07–09	92	Model A	93y	$425,000	$429
Jun 2010	4-room	07–09	92	Model A	93y	$407,000	$411