Blk 416 Bt Batok West Ave 4

11 filed resale transactions · Bukit Batok · 60 years 04 months of lease left

Median, per square foot
515 psf
Observed range
$458 — $547 psf
S$415k median price

Lease to 2086 · 11 filed transactions

S$415k
Median price
11
Filed transactions
17%
Spread, low to high

HDB Resale Flat Prices (data.gov.sg) · 2023-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this
I own this

Median price by month11 months with a sale

Nov '23 · S$380kAug '26 · S$508k

The transactions behind those figures11 of 11

Nothing modelled — these are the filed sales.

103 sqm · storey 10–124 ROOM · Model A · 2026-08
S$508,000$458 psf
73 sqm · storey 07–093 ROOM · Model A · 2026-07
S$408,000$519 psf
73 sqm · storey 10–123 ROOM · Model A · 2026-02
S$415,000$528 psf
73 sqm · storey 07–093 ROOM · Model A · 2025-10
S$420,000$535 psf
103 sqm · storey 07–094 ROOM · Model A · 2025-09
S$560,000$505 psf
73 sqm · storey 01–033 ROOM · Model A · 2025-04
S$420,000$535 psf
73 sqm · storey 07–093 ROOM · Model A · 2025-03
S$380,000$484 psf
73 sqm · storey 07–093 ROOM · Model A · 2024-11
S$405,000$515 psf
Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

Where it sits in Bukit Batok399 blocks

S$515 psf puts this block in band 2 of 6 for Bukit Batok — 129 of 399 blocks with a filed median went for less.

Skip the map
S$440S$792median psf, six equal-sized groups in this town
Blk 416 Bt Batok West Ave 4 among 399 blocks in the same town. Outline: URA Master Plan planning area. Positions: OneMap. No distance or route is shown — only where things are. Shading is each block’s own median psf from its filed resales, in six equal-sized groups of this town.

What the floor is worth

This block—

Not enough filed sales at both ends of this block to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

BUKIT BATOK, typical block+10.8%

Middle of 45 blocks in BUKIT BATOK that clear the bar — half fall between +7% and +15.3%. 1 came out negative — high floors sold for less in 1 of them.

Every band in BUKIT BATOK, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

StoreysMedian psfFiled sales
01 TO 03S$525320
04 TO 06S$547451
07 TO 09S$585430
10 TO 12S$629314
13 TO 15S$661211
16 TO 18S$679115
19 TO 21S$70860
22 TO 24S$71533
25 TO 27S$74739
28 TO 30S$79022
31 TO 33S$79912
34 TO 36S$8299

HDB Resale Flat Prices (data.gov.sg) · accessed 2026-09-10T21:08:48.055Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station
Bukit Gombak
788m
Primary schools within 1km
2
nearest 376m
Primary schools · straight-line distance
  • St. Anthony'S Primary School376m
  • Dazhong Primary School528m
4 more between 1km and 2km
  • Lianhua Primary School1.4km
  • Princess Elizabeth Primary School1.7km
  • Chua Chu Kang Primary School1.7km
  • Pioneer Primary School1.8km
A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.
Stations
  • Bukit Gombak788m
  • Bukit Batok1.6km
  • Teck Whye1.7km
Also nearby
  • Hawker centreBukit Batok West Hawker Centre969m
  • ParkBukit Gombak Park842m
  • Other schoolsDunearn Secondary School146m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

37blocks within 300m
$488–$535the middle half, per sq ft
$508median of those sales

From 232 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 423 Bt Batok West Ave 2167m2026-0910–1268 sqm$536
Blk 324 Bt Batok St 33217m2026-0907–0964 sqm$549
Blk 426 Bt Batok West Ave 2211m2026-0804–0683 sqm$502
Blk 322 Bt Batok St 33260m2026-0810–1298 sqm$469
Blk 318 Bt Batok St 32292m2026-0804–0693 sqm$497
Blk 419 Bt Batok West Ave 2145m2026-0701–0383 sqm$520
Blk 424 Bt Batok West Ave 2161m2026-0701–0364 sqm$553
Blk 408 Bt Batok West Ave 4209m2026-0704–0668 sqm$492
Blk 319 Bt Batok St 33213m2026-0707–09122 sqm$480
Blk 335 Bt Batok St 32276m2026-0704–0664 sqm$573
Blk 321 Bt Batok St 33289m2026-0710–1298 sqm$493
Blk 321 Bt Batok St 33289m2026-0704–0693 sqm$539
Blk 409 Bt Batok West Ave 4141m2026-0601–0394 sqm$450
Blk 331 Bt Batok St 33189m2026-0613–15122 sqm$419
Blk 422 Bt Batok West Ave 2119m2026-0507–0994 sqm$519
Blk 423 Bt Batok West Ave 2167m2026-0504–0668 sqm$506
Blk 325 Bt Batok St 33174m2026-0510–12122 sqm$433
Blk 425 Bt Batok West Ave 2177m2026-0501–0385 sqm$502
Blk 420 Bt Batok West Ave 280m2026-0401–0394 sqm$484
Blk 423 Bt Batok West Ave 2167m2026-0410–1294 sqm$494
Blk 417 Bt Batok West Ave 472m2026-0304–06103 sqm$442

The 21 most recent are listed, out of 232 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

NESW

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

10 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

ApprovedAwayBearingHeightWhat
2024-05-27380m270° W14 storeys(tengah garden c1, c2 & common green) proposed public housing development comprising 16 blocks of 7/10/11/14 storey (t…
2024-12-30380m270° W—Proposed erection of jurong region line tengah park mass rapid transit station at lots 03204a (pt), 04926l (pt), 05104…
2025-01-17380m270° W—Proposed tengah service reservoir with control building, security building and ancillary works on lots 05205v and 0521…
2025-02-10380m270° W20 storeysProposed executive condominium housing development comprising of 1-block of 15-storey, 1-block of 16-storey, 6-blocks …
2025-02-19380m270° W—Proposed amendment to approved tengah service reservoir with control building, security building and ancillary works o…
2025-04-02380m270° W—Proposed development of tengah forest fringe park along bukit batok road on lot 05491m (pt) mk10 (tengah planning area…
This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.
Hear when something is filed here

HDB publishes resale registrations by month, with a lag — so this tells you what the register now shows for Blk 416 Bt Batok West Ave 4, not what happened yesterday. Nothing goes out in a month when nothing was filed.

One click stops it, and stopping deletes the record rather than flagging it. Your address is never sold, never passed on, and never used for anything else. No phone number is asked for and none is stored.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF principal
CPF interest
Fees
Sale price · S$415,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$415,000
Outstanding loan−S$180,000
CPF principal refundBack into your CPF, not lost−S$150,000
CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416
Agent fee (2% + GST) and legal−S$11,847
Cash in handS$20,737
S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.