Blk 438B Bt Batok West Ave 8
Bukit Batok · Singapore 652438 · 37 resale transactions since 2024-02 · last sold 2026-07
Buyer-pool verdict
Full CPF for every buyer age today. First to lose it: age 25 buyers in 2049 (23 years away).
Median psf (12m)
$686
Lease remaining
93 yrs
from 2020
Floor premium
+8.6%
top vs bottom band
Transactions
37
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 | 2049 | 23 | Full CPF |
| 30 | 2054 | 28 | Full CPF |
| 35 | 2059 | 33 | Full CPF |
| 40 | 2064 | 38 | Full CPF |
| 45 | 2069 | 43 | Full CPF |
| 50 | 2074 | 48 | Full CPF |
| 55 | 2079 | 53 | Full CPF |
No CPF at all from 2099 (73 years away). Lease expires 2119.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 2 ROOM | $395,000 | $791 | $351,000 | 18 |
| 3 ROOM | $508,000 | $694 | $475,000 | 8 |
| 4 ROOM | $674,000 | $673 | $645,000 | 11 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades 8.6% above the bottom band.
Storey 01-03
$650
8 txns
Storey 04-06
$676
6 txns
Storey 07-09
$692
5 txns
Storey 10-12
$744
10 txns
Storey 13-15
$706
8 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
$–$
37 transactions · median $467,000 · $692 psf · range $315,000–$680,888
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-07 | 2 ROOM | 10 TO 12 | 38 sqm | $370,000 | $905 |
| 2026-07 | 2 ROOM | 13 TO 15 | 47 sqm | $400,000 | $791 |
| 2026-05 | 4 ROOM | 10 TO 12 | 93 sqm | $675,000 | $674 |
| 2026-04 | 4 ROOM | 13 TO 15 | 93 sqm | $678,888 | $678 |
| 2026-02 | 4 ROOM | 13 TO 15 | 93 sqm | $673,000 | $672 |
| 2026-01 | 3 ROOM | 07 TO 09 | 68 sqm | $508,000 | $694 |
| 2025-08 | 2 ROOM | 10 TO 12 | 47 sqm | $395,000 | $781 |
| 2025-08 | 4 ROOM | 04 TO 06 | 93 sqm | $645,000 | $644 |
| 2025-05 | 3 ROOM | 01 TO 03 | 68 sqm | $470,000 | $642 |
| 2025-04 | 3 ROOM | 13 TO 15 | 68 sqm | $525,000 | $717 |
| 2025-04 | 4 ROOM | 01 TO 03 | 93 sqm | $630,000 | $629 |
| 2025-01 | 2 ROOM | 10 TO 12 | 47 sqm | $378,000 | $747 |
| 2024-12 | 2 ROOM | 04 TO 06 | 38 sqm | $352,000 | $861 |
| 2024-12 | 3 ROOM | 01 TO 03 | 68 sqm | $468,000 | $639 |
| 2024-11 | 2 ROOM | 04 TO 06 | 47 sqm | $358,000 | $708 |
| 2024-10 | 3 ROOM | 10 TO 12 | 68 sqm | $475,000 | $649 |
| 2024-09 | 3 ROOM | 04 TO 06 | 68 sqm | $467,000 | $638 |
| 2024-08 | 2 ROOM | 04 TO 06 | 38 sqm | $330,000 | $807 |
| 2024-08 | 3 ROOM | 13 TO 15 | 68 sqm | $515,000 | $704 |
| 2024-08 | 4 ROOM | 04 TO 06 | 93 sqm | $598,000 | $597 |
| 2024-07 | 2 ROOM | 07 TO 09 | 47 sqm | $361,000 | $714 |
| 2024-07 | 2 ROOM | 10 TO 12 | 47 sqm | $375,000 | $741 |
| 2024-07 | 4 ROOM | 07 TO 09 | 93 sqm | $620,000 | $619 |
| 2024-07 | 4 ROOM | 13 TO 15 | 93 sqm | $655,000 | $654 |
| 2024-05 | 2 ROOM | 01 TO 03 | 38 sqm | $315,000 | $770 |
| 2024-05 | 2 ROOM | 10 TO 12 | 38 sqm | $330,000 | $807 |
| 2024-05 | 2 ROOM | 01 TO 03 | 47 sqm | $333,000 | $658 |
| 2024-05 | 4 ROOM | 07 TO 09 | 93 sqm | $680,888 | $680 |
| 2024-04 | 2 ROOM | 01 TO 03 | 47 sqm | $345,000 | $682 |
| 2024-04 | 2 ROOM | 07 TO 09 | 47 sqm | $350,000 | $692 |
| 2024-04 | 4 ROOM | 01 TO 03 | 93 sqm | $588,888 | $588 |
| 2024-03 | 2 ROOM | 01 TO 03 | 38 sqm | $318,000 | $777 |
| 2024-03 | 2 ROOM | 13 TO 15 | 47 sqm | $358,000 | $708 |
| 2024-03 | 3 ROOM | 10 TO 12 | 68 sqm | $475,000 | $649 |
| 2024-03 | 4 ROOM | 10 TO 12 | 93 sqm | $630,000 | $629 |
| 2024-02 | 2 ROOM | 10 TO 12 | 38 sqm | $320,000 | $782 |
| 2024-02 | 2 ROOM | 13 TO 15 | 38 sqm | $325,000 | $795 |