Blk 448B Bt Batok West Ave 9

Block 448B Bukit Batok West Avenue 9, Bukit Batok · S652448 · 29 resale transactions since 2023

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2-room

$340k

$807 psf · 5 sales

Most $332k–$385k · typically 38 sqm

3-room

$500k

$683 psf · 1 sale

Typically 68 sqm

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

For sale now

$410,000

$810 psf · 47 sqm

Above estimate

2-room · storey 16–20 · 91 years lease left

Our estimate $382k–$406k · asking 4% above

Demand62

Rarity25

Last 2-room sale here: $330k, storey 16–18, Jun 2026. Listed 21 days ago. $4k per year of lease left.

Details on HDB Flat Portal ↗

$409,000

$808 psf · 47 sqm

Above estimate

2-room · storey 11–15 of 19 · 91 years lease left

Our estimate $369k–$392k · asking 7% above

Demand62

Rarity10

Last 2-room sale here: $330k, storey 16–18, Jun 2026. Listed 78 days ago. $4k 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 · 2-room

Around here, each floor up adds about 0.6% to the price of a 2-room flat in the same block. Storeys 19–21 sell for 13% more than storeys 01–03.

Storeyvs lowestSalesThis block

01–03–34$701 psf

04–06+5%39–

07–09+5%32–

10–12+7%47$765 psf

13–15+7%31–

16–18+10%28$831 psf

19–21+13%15–

2-room sales over the last 5 years in blocks within 500 m in Bukit Batok, this one included (226 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: 19
Flats: 162 (108 × 2-room, 54 × 3-room)
Postal code: Singapore 652448
Nearest station: Bukit Batok MRT · 1.1 km (about 17 min walk)
Nearest hawker centre: Bukit Batok West Hawker Centre · 290 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 430 m
Pioneer Primary School 910 m

1–2 km

Jurong Primary School 1.0 km
Dazhong Primary School 1.1 km
Yuhua Primary School 1.1 km
Lianhua Primary School 1.5 km
St. Anthony's Primary School 1.5 km
Bukit View Primary School 1.6 km
Fuhua Primary School 1.9 km
Keming Primary School 1.9 km

Location

Nearby blocks · 2-room

Block	Distance	Lease left	Median	$psf	Sales
Blk 448C Bt Batok West Ave 9	50 m	91y	$379k	$750	4
Blk 448A Bt Batok West Ave 9	50 m	91y	$370k	$785	8
Blk 460D Bt Batok West Ave 9	100 m	92y	$360k	$755	7
Blk 460C Bt Batok West Ave 9	160 m	92y	$374k	$723	10
Blk 460B Bt Batok West Ave 9	190 m	92y	$385k	$745	7
Blk 460A Bt Batok West Ave 9	210 m	92y	$379k	$734	2
Blk 451A Bt Batok West Ave 6	230 m	91y	$374k	$789	10
Blk 440A Bt Batok West Ave 8	320 m	91y	$356k	$839	4

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

All resale transactions

Month	Type	Storey	sqm	Model	Lease left	Price	$psf
Jun 2026	3-room	13–15	68	Model A	92y	$500,000	$683
Jun 2026	2-room	16–18	38	Model A	92y	$330,000	$807
Mar 2026	2-room	13–15	47	Model A	92y	$380,000	$751
Feb 2026	2-room	10–12	47	Model A	92y	$388,000	$767
Dec 2025	2-room	19–21	38	Model A	92y	$335,000	$819
Nov 2025	2-room	13–15	38	Model A	92y	$340,000	$831
Sep 2025	3-room	01–03	68	Model A	92y	$476,000	$650
May 2025	2-room	01–03	47	Model A	93y	$350,000	$692
Apr 2025	3-room	04–06	68	Model A	93y	$490,000	$669
Apr 2025	2-room	10–12	47	2-room	93y	$360,000	$712
Apr 2025	2-room	01–03	47	2-room	93y	$330,000	$652
Jan 2025	2-room	01–03	38	Model A	93y	$330,000	$807
Oct 2024	3-room	13–15	68	Model A	93y	$488,000	$667
Jun 2024	2-room	10–12	47	Model A	94y	$360,000	$712
May 2024	2-room	04–06	47	Model A	94y	$345,000	$682
Mar 2024	2-room	16–18	38	Model A	94y	$340,000	$831
Feb 2024	3-room	13–15	68	Model A	94y	$450,000	$615
Nov 2023	3-room	04–06	68	Model A	94y	$468,000	$639
Nov 2023	2-room	04–06	38	Model A	94y	$290,000	$709
Oct 2023	2-room	01–03	47	2-room	94y	$320,000	$633
Sep 2023	3-room	13–15	68	Model A	94y	$465,000	$635
Sep 2023	3-room	10–12	68	Model A	94y	$460,888	$630
Aug 2023	3-room	07–09	68	Model A	94y	$450,000	$615
Jul 2023	2-room	16–18	47	Model A	95y	$370,000	$731
May 2023	3-room	16–18	68	Model A	95y	$480,000	$656
May 2023	3-room	01–03	68	Model A	95y	$438,000	$598
Apr 2023	3-room	07–09	68	Model A	95y	$452,500	$618
Mar 2023	3-room	07–09	68	Model A	95y	$450,000	$615
Feb 2023	3-room	16–18	68	Model A	95y	$470,000	$642