Blk 420 Bt Batok West Ave 2
Bukit Batok · Singapore 650420 · 174 resale transactions since 1991-01 · last sold 2026-04
Buyer-pool verdict
29% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2067.
Median psf (12m)
$508
Lease remaining
61 yrs
from 1988
Floor premium
-7.4%
top vs bottom band
Transactions
174
since 1990
When your buyers disappear
CPF may only be used in full where the remaining lease covers the youngest buyer to age 95. Below 20 years of lease, CPF cannot be used at all. Each row is the year that age band loses full CPF funding for this block — and with it, part of your exit market.
| Buyer age | Loses full CPF | Years away | Status today |
|---|---|---|---|
| 25 | 2017 | — | Pro-rated 87% |
| 30 | 2022 | — | Pro-rated 94% |
| 35 | 2027 | 1 | Full CPF |
| 40 | 2032 | 6 | Full CPF |
| 45 | 2037 | 11 | Full CPF |
| 50 | 2042 | 16 | Full CPF |
| 55 | 2047 | 21 | Full CPF |
No CPF at all from 2067 (41 years away). Lease expires 2087.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 3 ROOM | $380,000 | $519 | $156,300 | 110 |
| 4 ROOM | $500,000 | $494 | $208,500 | 64 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades -7.4% below the bottom band.
Storey 01-03
$512
3 txns
Storey 04-06
$456
3 txns
Storey 07-09
$495
4 txns
Storey 10-12
$474
3 txns
Recent transactions
Filter by flat type or storey to see what a specific kind of unit actually sells for here.
Flat type
Storey
Area
–sqm
Price
$–$
60 transactions · median $298,344 · $355 psf · range $190,000–$528,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-04 | 4 ROOM | 01 TO 03 | 94 sqm | $490,000 | $484 |
| 2026-03 | 3 ROOM | 01 TO 03 | 68 sqm | $385,000 | $526 |
| 2025-12 | 4 ROOM | 07 TO 09 | 94 sqm | $510,000 | $504 |
| 2025-09 | 3 ROOM | 01 TO 03 | 68 sqm | $375,000 | $512 |
| 2025-03 | 3 ROOM | 04 TO 06 | 68 sqm | $410,000 | $560 |
| 2025-01 | 3 ROOM | 07 TO 09 | 68 sqm | $373,000 | $510 |
| 2024-11 | 4 ROOM | 10 TO 12 | 94 sqm | $528,000 | $522 |
| 2024-08 | 4 ROOM | 10 TO 12 | 94 sqm | $480,000 | $474 |
| 2023-05 | 3 ROOM | 07 TO 09 | 68 sqm | $355,000 | $485 |
| 2022-05 | 3 ROOM | 10 TO 12 | 68 sqm | $345,000 | $471 |
| 2022-04 | 3 ROOM | 04 TO 06 | 68 sqm | $334,000 | $456 |
| 2021-09 | 3 ROOM | 07 TO 09 | 68 sqm | $325,000 | $444 |
| 2021-08 | 3 ROOM | 04 TO 06 | 68 sqm | $317,000 | $433 |
| 2021-07 | 3 ROOM | 10 TO 12 | 68 sqm | $300,888 | $411 |
| 2020-12 | 4 ROOM | 01 TO 03 | 94 sqm | $335,000 | $331 |
| 2020-02 | 4 ROOM | 07 TO 09 | 94 sqm | $327,000 | $323 |
| 2020-01 | 4 ROOM | 01 TO 03 | 94 sqm | $310,000 | $306 |
| 2020-01 | 4 ROOM | 07 TO 09 | 94 sqm | $325,000 | $321 |
| 2019-12 | 3 ROOM | 04 TO 06 | 68 sqm | $247,000 | $337 |
| 2019-06 | 3 ROOM | 01 TO 03 | 68 sqm | $228,000 | $312 |
| 2019-06 | 3 ROOM | 10 TO 12 | 68 sqm | $242,000 | $331 |
| 2019-04 | 4 ROOM | 04 TO 06 | 94 sqm | $325,000 | $321 |
| 2018-10 | 3 ROOM | 10 TO 12 | 68 sqm | $235,000 | $321 |
| 2018-08 | 4 ROOM | 10 TO 12 | 94 sqm | $340,000 | $336 |
| 2018-02 | 3 ROOM | 10 TO 12 | 68 sqm | $260,000 | $355 |
| 2017-08 | 3 ROOM | 07 TO 09 | 68 sqm | $260,000 | $355 |
| 2017-07 | 3 ROOM | 10 TO 12 | 68 sqm | $260,000 | $355 |
| 2017-07 | 3 ROOM | 10 TO 12 | 68 sqm | $275,000 | $376 |
| 2017-03 | 3 ROOM | 07 TO 09 | 68 sqm | $253,000 | $346 |
| 2016-10 | 3 ROOM | 04 TO 06 | 68 sqm | $260,000 | $355 |
| 2016-09 | 3 ROOM | 01 TO 03 | 68 sqm | $275,000 | $376 |
| 2016-09 | 4 ROOM | 07 TO 09 | 99 sqm | $345,000 | $324 |
| 2016-07 | 3 ROOM | 01 TO 03 | 68 sqm | $268,000 | $366 |
| 2016-07 | 3 ROOM | 07 TO 09 | 68 sqm | $280,000 | $383 |
| 2016-06 | 3 ROOM | 07 TO 09 | 68 sqm | $265,000 | $362 |
| 2016-06 | 3 ROOM | 10 TO 12 | 68 sqm | $265,000 | $362 |
| 2016-04 | 3 ROOM | 10 TO 12 | 68 sqm | $280,000 | $383 |
| 2015-11 | 4 ROOM | 04 TO 06 | 94 sqm | $340,000 | $336 |
| 2015-10 | 3 ROOM | 04 TO 06 | 68 sqm | $255,000 | $348 |
| 2014-09 | 3 ROOM | 10 TO 12 | 68 sqm | $280,000 | $383 |
| 2014-09 | 3 ROOM | 04 TO 06 | 68 sqm | $295,800 | $404 |
| 2014-02 | 3 ROOM | 10 TO 12 | 68 sqm | $325,000 | $444 |
| 2013-10 | 4 ROOM | 10 TO 12 | 94 sqm | $394,000 | $389 |
| 2012-05 | 4 ROOM | 06 TO 10 | 94 sqm | $380,000 | $376 |
| 2011-11 | 4 ROOM | 07 TO 09 | 94 sqm | $377,000 | $373 |
| 2011-04 | 4 ROOM | 01 TO 03 | 99 sqm | $365,000 | $343 |
| 2010-07 | 4 ROOM | 07 TO 09 | 94 sqm | $315,000 | $311 |
| 2010-06 | 4 ROOM | 07 TO 09 | 94 sqm | $320,000 | $316 |
| 2010-03 | 4 ROOM | 07 TO 09 | 94 sqm | $307,000 | $303 |
| 2010-01 | 4 ROOM | 04 TO 06 | 94 sqm | $292,000 | $289 |
| 2009-10 | 4 ROOM | 01 TO 03 | 99 sqm | $253,000 | $237 |
| 2009-01 | 4 ROOM | 07 TO 09 | 99 sqm | $261,000 | $245 |
| 2008-04 | 4 ROOM | 07 TO 09 | 94 sqm | $190,000 | $188 |
| 2007-09 | 4 ROOM | 07 TO 09 | 94 sqm | $198,000 | $196 |
| 2006-02 | 4 ROOM | 04 TO 06 | 94 sqm | $204,000 | $202 |
| 2006-01 | 4 ROOM | 10 TO 12 | 94 sqm | $197,000 | $195 |
| 2003-06 | 4 ROOM | 10 TO 12 | 94 sqm | $193,800 | $192 |
| 2001-02 | 4 ROOM | 01 TO 03 | 94 sqm | $193,000 | $191 |
| 2000-12 | 4 ROOM | 07 TO 09 | 94 sqm | $204,000 | $202 |
| 2000-10 | 4 ROOM | 10 TO 12 | 94 sqm | $210,000 | $208 |