Blk 165 Bt Batok West Ave 8

Block 165 Bukit Batok West Avenue 8, Bukit Batok · S650165 · 134 resale transactions since 1990

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4-room

$485k

$433 psf · 1 sale

Typically 104 sqm

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

For sale now

$520,000

$465 psf · 104 sqm

Fair price

4-room · storey 01–05 of 10 · 57 years lease left

Our estimate $502k–$535k · asking 0% above

Demand52

Rarity0

Last 4-room sale here: $485k, storey 01–03, Jul 2026. Listed 194 days ago. $9k 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 0.4% to the price of a 4-room flat in the same block. Storeys 22–24 sell for 8% more than storeys 01–03.

Storeyvs lowestSalesThis block

01–03–41$480 psf

04–06+0%52–

07–09+4%47$496 psf

10–12+5%44–

13–15+3%19–

16–18+6%11–

19–21+7%8–

22–24+8%9–

4-room sales over the last 5 years in blocks within 500 m in Bukit Batok, this one included (231 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): 57 years left. CPF and an HDB loan can be used in full if the youngest buyer is 38 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.
2033: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
2043: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
2053: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
2063: 20 years left. No more HDB loans: they must end 20 years before the lease.
2083: 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 1984 · 57 years left (ends 2083)
Completed: 1984
Storeys: 10
Flats: 130 (130 × 4-room)
Postal code: Singapore 650165
Nearest station: Bukit Batok MRT · 800 m (about 13 min walk)
Nearest hawker centre: Jurong East Street 24 Blk 254 (Yuhua Village Market and Food Centre) · 640 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

Princess Elizabeth Primary School 230 m
Yuhua Primary School 520 m
Jurong Primary School 990 m

1–2 km

Pioneer Primary School 1.3 km
Bukit View Primary School 1.3 km
Fuhua Primary School 1.4 km
Dazhong Primary School 1.5 km
Lianhua Primary School 1.6 km
Keming Primary School 1.6 km

Location

Nearby blocks · 4-room

Block	Distance	Lease left	Median	$psf	Sales
Blk 167 Bt Batok West Ave 8	60 m	57y	$540k	$478	1
Blk 162 Bt Batok St 11	60 m	57y	$500k	$407	1
Blk 168 Bt Batok West Ave 8	80 m	57y	$538k	$485	1
Blk 163 Bt Batok St 11	120 m	57y	$500k	$442	1
Blk 164 Bt Batok St 11	120 m	57y	$568k	$505	2
Blk 177 Bt Batok West Ave 8	120 m	57y	$540k	$482	1
Blk 161 Bt Batok St 11	120 m	56y	$586k	$520	2
Blk 169 Bt Batok West Ave 8	150 m	57y	$533k	$462	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
Jul 2026	4-room	01–03	104	Model A	57y	$485,000	$433
Sep 2025	4-room	07–09	104	Model A	57y	$555,000	$496
Aug 2025	4-room	04–06	104	Model A	57y	$543,888	$486
Aug 2025	4-room	07–09	104	Model A	57y	$545,888	$488
Feb 2025	4-room	07–09	104	Model A	58y	$553,888	$495
Jul 2024	4-room	07–09	104	Model A	59y	$545,000	$487
May 2024	4-room	04–06	105	Model A	59y	$535,000	$473
Mar 2023	4-room	07–09	104	Model A	60y	$510,000	$456
Dec 2022	4-room	07–09	105	Model A	60y	$440,000	$389
Oct 2022	4-room	01–03	104	Model A	60y	$455,000	$406
Feb 2022	4-room	01–03	110	Model A	61y	$480,000	$405
Dec 2020	4-room	04–06	104	Model A	62y	$400,000	$357
Oct 2020	4-room	01–03	105	Model A	62y	$360,000	$319
Jun 2020	4-room	04–06	104	Model A	63y	$360,888	$322
Jul 2019	4-room	10–12	104	Model A	64y	$361,000	$322
Jun 2019	4-room	10–12	104	Model A	64y	$370,000	$331
Feb 2019	4-room	01–03	104	Model A	64y	$316,000	$282
Feb 2019	4-room	04–06	104	Model A	64y	$304,000	$272
Oct 2018	4-room	10–12	104	Model A	64y	$328,000	$293
Sep 2018	4-room	07–09	104	Model A	64y	$385,000	$344
Sep 2018	4-room	04–06	104	Model A	64y	$325,000	$290
May 2017	4-room	04–06	104	Model A	66y	$380,000	$339
May 2015	4-room	10–12	104	Model A	68y	$408,000	$364
Jan 2015	4-room	04–06	105	Model A	68y	$425,000	$376
Dec 2014	4-room	07–09	104	Model A	68y	$415,000	$371
Apr 2014	4-room	07–09	104	Model A	69y	$390,000	$348
May 2013	4-room	04–06	104	Model A	70y	$443,000	$396
May 2013	4-room	01–03	104	Model A	70y	$415,000	$371
Dec 2012	4-room	07–09	105	Model A	70y	$430,000	$380
Jul 2012	4-room	07–09	104	Model A	71y	$420,000	$375
Jun 2012	4-room	07–09	105	Model A	71y	$429,000	$380
Mar 2012	4-room	01–05	104	Model A	71y	$405,000	$362
Jun 2011	4-room	01–03	105	Model A	72y	$388,000	$343
Mar 2011	4-room	01–03	104	Model A	72y	$364,000	$325
Feb 2010	4-room	01–03	105	Model A	73y	$355,000	$314
Nov 2009	4-room	01–03	104	Model A	73y	$320,000	$286
Aug 2009	4-room	01–03	104	Model A	73y	$313,000	$280
Apr 2009	4-room	04–06	104	Model A	74y	$308,000	$275
Nov 2008	4-room	04–06	104	Model A	74y	$323,000	$289
Aug 2008	4-room	07–09	104	Model A	74y	$327,000	$292
Jul 2008	4-room	04–06	104	Model A	75y	$321,000	$287
Jun 2008	4-room	07–09	104	Model A	75y	$270,000	$241
Jun 2008	4-room	10–12	104	Model A	75y	$279,000	$249
Jan 2008	4-room	10–12	105	Model A	75y	$240,000	$212
Oct 2007	4-room	01–03	104	Model A	75y	$240,000	$214
Jul 2007	4-room	10–12	104	Model A	76y	$250,000	$223
May 2007	4-room	04–06	104	Model A	76y	$232,000	$207
Feb 2007	4-room	07–09	104	Model A	76y	$239,000	$213
Jun 2006	4-room	07–09	104	Model A	77y	$237,000	$212
Mar 2006	4-room	10–12	104	Model A	77y	$230,000	$205
Nov 2005	4-room	07–09	104	Model A	77y	$235,000	$210
Oct 2005	4-room	04–06	104	Model A	77y	$239,000	$213
Feb 2004	4-room	01–03	105	Model A	79y	$240,000	$212
Dec 2003	4-room	01–03	104	Model A	79y	$183,000	$163
Nov 2003	4-room	07–09	104	Model A	79y	$230,000	$205
Feb 2003	4-room	07–09	105	Model A	80y	$226,500	$200
Nov 2002	4-room	04–06	104	Model A	80y	$216,000	$193
Oct 2002	4-room	04–06	104	Model A	80y	$240,000	$214
Aug 2002	4-room	04–06	104	Model A	80y	$223,000	$199
Oct 2001	4-room	07–09	104	Model A	81y	$231,000	$206
Aug 2001	4-room	07–09	104	Model A	81y	$235,000	$210
Aug 2001	4-room	04–06	104	Model A	81y	$237,500	$212
Jul 2001	4-room	01–03	108	Model A	82y	$230,000	$198
Jul 2001	4-room	04–06	104	Model A	82y	$238,500	$213
Feb 2001	4-room	07–09	104	Model A	82y	$242,000	$216
Feb 2001	4-room	07–09	104	Model A	82y	$240,000	$214
Dec 2000	4-room	04–06	104	Model A	82y	$250,000	$223
Aug 2000	4-room	07–09	104	Model A	82y	$266,000	$238
Jul 2000	4-room	07–09	104	Model A	83y	$250,000	$223
Jul 2000	4-room	10–12	104	Model A	83y	$262,000	$234
Mar 2000	4-room	04–06	105	Model A	83y	$273,000	$242
Feb 2000	4-room	07–09	104	Model A	83y	$274,000	$245
Jan 2000	4-room	10–12	104	Model A	83y	$253,000	$226
Oct 1999	4-room	04–06	104	Model A	83y	$257,000	$230
Aug 1999	4-room	04–06	104	Model A	83y	$235,000	$210
Apr 1999	4-room	04–06	105	Model A	84y	$225,000	$199
Mar 1999	4-room	04–06	104	Model A	84y	$232,000	$207
Mar 1999	4-room	07–09	104	Model A	84y	$226,000	$202
Mar 1999	4-room	07–09	104	Model A	84y	$243,280	$217
Feb 1999	4-room	01–03	105	Model A	84y	$229,000	$203
Feb 1999	4-room	01–03	104	Model A	84y	$236,000	$211
Feb 1999	4-room	01–03	110	Model A	84y	$234,000	$198
Jan 1999	4-room	01–03	104	Model A	84y	$225,000	$201
Dec 1998	4-room	01–03	104	Model A	84y	$233,000	$208
Nov 1998	4-room	07–09	104	Model A	84y	$240,000	$214
Nov 1998	4-room	01–03	104	Model A	84y	$235,000	$210
Nov 1998	4-room	10–12	104	Model A	84y	$238,000	$213
Sep 1998	4-room	10–12	105	Model A	84y	$252,000	$223
Sep 1998	4-room	04–06	104	Model A	84y	$261,000	$233
Aug 1998	4-room	01–03	105	Model A	84y	$243,000	$215
Aug 1998	4-room	10–12	104	Model A	84y	$243,000	$217
May 1998	4-room	10–12	104	Model A	85y	$260,000	$232
Apr 1998	4-room	07–09	105	Model A	85y	$300,000	$265
Mar 1998	4-room	04–06	104	Model A	85y	$286,000	$255
Feb 1998	4-room	04–06	104	Model A	85y	$277,000	$247
Jan 1998	4-room	07–09	104	Model A	85y	$280,000	$250
Sep 1997	4-room	01–03	108	Model A	85y	$280,000	$241
Apr 1997	4-room	04–06	104	Model A	86y	$275,000	$246
Mar 1997	4-room	07–09	104	Model A	86y	$312,000	$279
Nov 1996	4-room	04–06	104	Model A	86y	$302,000	$270