Blk 423 Bt Batok West Ave 2

9 filed resale transactions · Bukit Batok · 61 years of lease left

Median, per square foot
506 psf
Observed range
$435 — $536 psf
S$392k median price

Lease to 2087 · 9 filed transactions

S$392k
Median price
9
Filed transactions
20%
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 month9 months with a sale

Nov '23 · S$440kSep '26 · S$392k

The transactions behind those figures9 of 9

Nothing modelled — these are the filed sales.

68 sqm · storey 10–123 ROOM · New Generation · 2026-09
S$392,000$536 psf
68 sqm · storey 04–063 ROOM · New Generation · 2026-05
S$370,000$506 psf
94 sqm · storey 10–124 ROOM · New Generation · 2026-04
S$500,000$494 psf
68 sqm · storey 10–123 ROOM · New Generation · 2026-02
S$390,000$533 psf
99 sqm · storey 01–034 ROOM · New Generation · 2025-12
S$485,000$455 psf
94 sqm · storey 04–064 ROOM · New Generation · 2025-05
S$505,000$499 psf
68 sqm · storey 07–093 ROOM · New Generation · 2024-10
S$390,000$533 psf
68 sqm · storey 04–063 ROOM · New Generation · 2024-08
S$390,000$533 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$506 psf puts this block in band 2 of 6 for Bukit Batok — 88 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 423 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.

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
828m
Primary schools within 1km
2
nearest 513m
Primary schools · straight-line distance
  • Dazhong Primary School513m
  • St. Anthony'S Primary School526m
4 more between 1km and 2km
  • Lianhua Primary School1.4km
  • Princess Elizabeth Primary School1.5km
  • Pioneer Primary School1.6km
  • Chua Chu Kang 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 Gombak828m
  • Bukit Batok1.5km
  • Keat Hong1.9km
Also nearby
  • Hawker centreBukit Batok West Hawker Centre812m
  • ParkBukit Gombak Park1.0km
  • Other schoolsDunearn Secondary School160m

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

24blocks within 300m
$484–$533the middle half, per sq ft
$503median of those sales

From 178 filed sales — the 20 most recent at each block, which is all this index keeps.

BlockAwayFiledStoreySizePSF
Blk 324 Bt Batok St 33298m2026-0907–0964 sqm$549
Blk 426 Bt Batok West Ave 253m2026-0804–0683 sqm$502
Blk 416 Bt Batok West Ave 4167m2026-0810–12103 sqm$458
Blk 316 Bt Batok St 32274m2026-0804–0693 sqm$499
Blk 318 Bt Batok St 32292m2026-0804–0693 sqm$497
Blk 424 Bt Batok West Ave 274m2026-0701–0364 sqm$553
Blk 419 Bt Batok West Ave 2141m2026-0701–0383 sqm$520
Blk 416 Bt Batok West Ave 4167m2026-0707–0973 sqm$519
Blk 319 Bt Batok St 33194m2026-0707–09122 sqm$480
Blk 316 Bt Batok St 32274m2026-0704–0668 sqm$533
Blk 315 Bt Batok St 32291m2026-0701–03109 sqm$426
Blk 315 Bt Batok St 32291m2026-0707–0984 sqm$514
Blk 425 Bt Batok West Ave 248m2026-0501–0385 sqm$502
Blk 422 Bt Batok West Ave 292m2026-0507–0994 sqm$519
Blk 420 Bt Batok West Ave 2101m2026-0401–0394 sqm$484
Blk 420 Bt Batok West Ave 2101m2026-0301–0368 sqm$526
Blk 417 Bt Batok West Ave 4195m2026-0304–06103 sqm$442
Blk 421 Bt Batok West Ave 240m2026-0210–1268 sqm$533

The 18 most recent are listed, out of 178 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.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

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 423 Bt Batok West Ave 2, 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$392,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$392,000
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$11,346
Shortfall to bring on completionS$1,762
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.