Blk 420 Bt Batok West Ave 2

8 filed resale transactions · Bukit Batok · 61 years 01 month of lease left

Median, per square foot

511 psf

Observed range

$474 — $560 psf
S$445k median price

Lease to 2087 · 8 filed transactions

S$445k

Median price

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

What it costs on the day, at $445,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month8 months with a sale

Aug '24 · S$480kApr '26 · S$490k

The transactions behind those figures8 of 8

Nothing modelled — these are the filed sales.

94 sqm · storey 01–034 ROOM · New Generation · 2026-04

S$490,000$484 psf

68 sqm · storey 01–033 ROOM · New Generation · 2026-03

S$385,000$526 psf

94 sqm · storey 07–094 ROOM · New Generation · 2025-12

S$510,000$504 psf

68 sqm · storey 01–033 ROOM · New Generation · 2025-09

S$375,000$512 psf

68 sqm · storey 04–063 ROOM · New Generation · 2025-03

S$410,000$560 psf

68 sqm · storey 07–093 ROOM · New Generation · 2025-01

S$373,000$510 psf

94 sqm · storey 10–124 ROOM · New Generation · 2024-11

S$528,000$522 psf

94 sqm · storey 10–124 ROOM · New Generation · 2024-08

S$480,000$474 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$511 psf puts this block in band 2 of 6 for Bukit Batok — 110 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 420 Bt Batok West Ave 2 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.

Storeys	Median psf	Filed sales
01 TO 03	S$525	320
04 TO 06	S$547	451
07 TO 09	S$585	430
10 TO 12	S$629	314
13 TO 15	S$661	211
16 TO 18	S$679	115
19 TO 21	S$708	60
22 TO 24	S$715	33
25 TO 27	S$747	39
28 TO 30	S$790	22
31 TO 33	S$799	12
34 TO 36	S$829	9

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

767m

Primary schools within 1km

nearest 424m

Primary schools · straight-line distance

St. Anthony'S Primary School424m
Dazhong Primary School480m

4 more between 1km and 2km

Lianhua Primary School1.3km
Princess Elizabeth Primary School1.6km
Pioneer Primary School1.7km
Chua Chu Kang Primary School1.7km

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 Gombak767m
Bukit Batok1.5km
Teck Whye1.8km

Also nearby

Hawker centreBukit Batok West Hawker Centre890m
ParkBukit Gombak Park904m
Other schoolsDunearn Secondary School163m

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

Distance from Blk 420 Bt Batok West Ave 2Straight-line, not walking — what sits between two points is in no dataset here.

34blocks within 300m

$486–$534the middle half, per sq ft

$506median of those sales

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

Block	Away	Filed	Storey	Size	PSF
Blk 423 Bt Batok West Ave 2	101m	2026-09	10–12	68 sqm	$536
Blk 324 Bt Batok St 33	211m	2026-09	07–09	64 sqm	$549
Blk 416 Bt Batok West Ave 4	80m	2026-08	10–12	103 sqm	$458
Blk 426 Bt Batok West Ave 2	137m	2026-08	04–06	83 sqm	$502
Blk 322 Bt Batok St 33	238m	2026-08	10–12	98 sqm	$469
Blk 318 Bt Batok St 32	245m	2026-08	04–06	93 sqm	$497
Blk 316 Bt Batok St 32	249m	2026-08	04–06	93 sqm	$499
Blk 416 Bt Batok West Ave 4	80m	2026-07	07–09	73 sqm	$519
Blk 419 Bt Batok West Ave 2	82m	2026-07	01–03	83 sqm	$520
Blk 424 Bt Batok West Ave 2	82m	2026-07	01–03	64 sqm	$553
Blk 319 Bt Batok St 33	153m	2026-07	07–09	122 sqm	$480
Blk 316 Bt Batok St 32	249m	2026-07	04–06	68 sqm	$533
Blk 422 Bt Batok West Ave 2	40m	2026-05	07–09	94 sqm	$519
Blk 425 Bt Batok West Ave 2	100m	2026-05	01–03	85 sqm	$502
Blk 423 Bt Batok West Ave 2	101m	2026-05	04–06	68 sqm	$506
Blk 325 Bt Batok St 33	184m	2026-05	10–12	122 sqm	$433
Blk 423 Bt Batok West Ave 2	101m	2026-04	10–12	94 sqm	$494

The 17 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°

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.

Which way does the unit face?

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:

Approved	Away	Bearing	Height	What
2024-05-27	364m	282° WNW	14 storeys	(tengah garden c1, c2 & common green) proposed public housing development comprising 16 blocks of 7/10/11/14 storey (t…
2024-12-30	364m	282° WNW	—	Proposed erection of jurong region line tengah park mass rapid transit station at lots 03204a (pt), 04926l (pt), 05104…
2025-01-17	364m	282° WNW	—	Proposed tengah service reservoir with control building, security building and ancillary works on lots 05205v and 0521…
2025-02-10	364m	282° WNW	20 storeys	Proposed executive condominium housing development comprising of 1-block of 15-storey, 1-block of 16-storey, 6-blocks …
2025-02-19	364m	282° WNW	—	Proposed amendment to approved tengah service reservoir with control building, security building and ancillary works o…
2025-04-02	364m	282° WNW	—	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.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$445,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$445,000

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$12,501

Cash in handS$50,083

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.