Blk 438B Bt Batok West Ave 8

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 a higher floor adds · 2-room

Around here, each floor up adds about 0.5% to the price of a 2-room flat in the same block. Storeys 16–18 sell for 7% more than storeys 01–03.

2-room sales over the last 5 years in blocks within 500 m in Bukit Batok, this one included (169 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): 92 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.
• 2049: 70 years left. Full CPF use only if the youngest buyer is 25 or older.
• 2059: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
• 2069: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
• 2079: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
• 2089: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
• 2099: 20 years left. No more HDB loans: they must end 20 years before the lease.
• 2119: 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 →

Location

Nearby blocks · 2-room

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

All resale transactions