Blk 442B Bt Batok West Ave 8
Block 442B Bukit Batok West Avenue 8, Bukit Batok · S652442 · 26 resale transactions since 2023
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 · 4-room
Around here, each floor up adds about 0.8% to the price of a 4-room flat in the same block. Storeys 16–18 sell for 13% more than storeys 01–03.
4-room sales over the last 5 years in blocks within 500 m in Bukit Batok, this one included (669 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): 91 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.
- 2048: 70 years left. Full CPF use only if the youngest buyer is 25 or older.
- 2058: 60 years left. Full CPF use only if the youngest buyer is 35 or older.
- 2068: 50 years left. Full CPF use only if the youngest buyer is 45 or older.
- 2078: 40 years left. Full CPF use only if the youngest buyer is 55 or older.
- 2088: 30 years left. Full CPF use only if the youngest buyer is 65 or older.
- 2098: 20 years left. No more HDB loans: they must end 20 years before the lease.
- 2118: 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 2019 · 91 years left (ends 2118)
- Completed
- 2017
- Storeys
- 14
- Flats
- 78 (39 × 4-room, 39 × 5-room)
- Postal code
- Singapore 652442
- Nearest station
- Bukit Gombak MRT · 1.5 km (about 25 min walk)
- Nearest hawker centre
- Bukit Batok West Hawker Centre · 460 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
- Pioneer Primary School 680 m
- Princess Elizabeth Primary School 920 m
1–2 km
- Jurong Primary School 1.1 km
- Dazhong Primary School 1.2 km
- St. Anthony's Primary School 1.5 km
- Yuhua Primary School 1.6 km
- Lianhua Primary School 1.8 km
Location
Nearby blocks · 4-room
| Block | Distance | Lease left | Median | $psf | Sales |
|---|---|---|---|---|---|
| Blk 442C Bt Batok West Ave 8 | 50 m | 91y | $657k | $663 | 3 |
| Blk 442A Bt Batok West Ave 8 | 70 m | 91y | $660k | $666 | 9 |
| Blk 443A Bt Batok West Ave 8 | 70 m | 91y | $670k | $677 | 8 |
| Blk 439C Bt Batok West Ave 8 | 100 m | 92y | $677k | $676 | 12 |
| Blk 441B Bt Batok West Ave 8 | 120 m | 91y | $687k | $693 | 10 |
| Blk 443B Bt Batok West Ave 8 | 120 m | 91y | $657k | $663 | 11 |
| Blk 441A Bt Batok West Ave 8 | 130 m | 91y | $669k | $675 | 7 |
| Blk 439B Bt Batok West Ave 8 | 140 m | 92y | $685k | $684 | 17 |
4-room sales over the last 24 months within 1.2 km.
All resale transactions
| Month | Type | Storey | sqm | Model | Lease left | Price | $psf |
|---|---|---|---|---|---|---|---|
| Apr 2026 | 4-room | 04–06 | 92 | Model A | 92y | $668,000 | $675 |
| Feb 2026 | 4-room | 07–09 | 92 | Model A | 92y | $680,000 | $687 |
| Feb 2026 | 4-room | 07–09 | 92 | Model A | 92y | $670,000 | $677 |
| Jan 2026 | 5-room | 01–03 | 112 | Improved | 92y | $745,000 | $618 |
| Dec 2025 | 5-room | 10–12 | 112 | Improved | 92y | $835,000 | $693 |
| Jul 2025 | 4-room | 10–12 | 92 | Model A | 93y | $700,000 | $707 |
| Jun 2025 | 4-room | 13–15 | 92 | Model A | 93y | $680,000 | $687 |
| Jan 2025 | 5-room | 04–06 | 112 | Improved | 93y | $805,000 | $668 |
| Dec 2024 | 4-room | 07–09 | 92 | Model A | 93y | $660,000 | $666 |
| Dec 2024 | 4-room | 07–09 | 92 | Model A | 93y | $650,000 | $656 |
| Nov 2024 | 5-room | 13–15 | 112 | Improved | 93y | $850,000 | $705 |
| Nov 2024 | 5-room | 10–12 | 112 | Improved | 93y | $808,000 | $670 |
| Sep 2024 | 5-room | 07–09 | 112 | Improved | 93y | $800,000 | $664 |
| Sep 2024 | 4-room | 13–15 | 92 | Model A | 93y | $675,000 | $682 |
| Aug 2024 | 5-room | 13–15 | 112 | Improved | 93y | $830,000 | $688 |
| Aug 2024 | 5-room | 13–15 | 112 | Improved | 93y | $800,000 | $664 |
| Jul 2024 | 5-room | 10–12 | 112 | Improved | 94y | $795,000 | $659 |
| Jul 2024 | 5-room | 07–09 | 112 | Improved | 94y | $758,000 | $629 |
| May 2024 | 5-room | 13–15 | 112 | Improved | 94y | $800,000 | $664 |
| May 2024 | 5-room | 10–12 | 112 | Improved | 94y | $780,000 | $647 |
| Feb 2024 | 5-room | 04–06 | 112 | Improved | 94y | $690,000 | $572 |
| Dec 2023 | 4-room | 01–03 | 92 | Model A | 94y | $550,000 | $555 |
| Oct 2023 | 5-room | 04–06 | 112 | Improved | 94y | $720,000 | $597 |
| Jul 2023 | 4-room | 07–09 | 92 | Model A | 95y | $590,000 | $596 |
| May 2023 | 4-room | 04–06 | 92 | Model A | 95y | $550,000 | $555 |
| Mar 2023 | 5-room | 13–15 | 112 | Improved | 95y | $790,000 | $655 |