Blk 421 Bt Batok West Ave 2

4 filed resale transactions · Bukit Batok · 61 years 03 months of lease left

Median, per square foot
514 psf
Observed range
S$479 — S$533 psf4 filed transactions · 11% low to highS$386k median filed price

Flat types filed at this block; choose the one relevant to your unit.

HDB Resale Flat Prices (data.gov.sg) · 2023-09 to 2026-09 · accessed 2026-09-30

What are you here to work out?

I’m thinking of buying it
I own it

Median price by month4 months with a sale

Jul '24 · S$370kFeb '26 · S$390k

The transactions behind those figures

4 of 4 · filed, nothing modelled
68 sqm · storey 10–123 ROOM · New Generation · 2026-02
S$389,888$533 psf
94 sqm · storey 04–064 ROOM · New Generation · 2025-02
S$485,000$479 psf
68 sqm · storey 10–123 ROOM · New Generation · 2024-08
S$383,000$523 psf
68 sqm · storey 10–123 ROOM · New Generation · 2024-07
S$370,000$506 psf

Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.

Dataset licences and attribution
Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-30 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-30, made available under the Singapore Open Data Licence v1.0

Where it sitsThe whole map

© OneMap, SLA · © OpenStreetMap
Median psf · HDB
under $500
$500
$531
$560
$602
$684+

Streets and names: OneMap — Basemap © OneMap, Singapore Land Authority. Buildings: HDB’s own outlines and floor counts, and OpenStreetMap’s, drawn true to scale. Shadows are cast from every building of published height for the time shown; trees and awnings are in no dataset. Two fingers move the map on a phone.

Sun and shadow here — any hour, any month

Deeper checks

What changes from one home to the next.

Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.

What the floor is worth

This block—

Too few filed sales at both ends of this block — it needs 3 high and 3 low. The figure beside is BUKIT BATOK, not here.

BUKIT BATOK, typical block+11.1%

Middle of 45 blocks in BUKIT BATOK that clear the bar — half fall between +7% and +14.2%. 1 came out negative — high floors sold for less in 1 of them.

Every band in BUKIT BATOK, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.

StoreysMedian psfFiled sales
01 TO 03S$525328
04 TO 06S$547455
07 TO 09S$585435
10 TO 12S$631320
13 TO 15S$662214
16 TO 18S$679117
19 TO 21S$71461
22 TO 24S$71534
25 TO 27S$74739
28 TO 30S$79022
31 TO 33S$79912
34 TO 36S$8299

HDB Resale Flat Prices (data.gov.sg) · accessed 2026-09-30 · storey bands as published · a median of filed sales, 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
846m
Primary schools within 1km
2
nearest 511m
Primary schools · straight-line distance
4 more between 1km and 2km
The 1km band gives ballot priority, not a school place. These distances are an indication. Check your address's official category with OneMap's SchoolQuery.
How this distance differs from MOE's

MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.

Stations
  • Bukit Gombak846m
  • Bukit Batok1.5km
  • Keat Hong1.8km
Also nearby
  • Hawker centreBukit Batok West Hawker Centre849m
  • ParkBukit Gombak Park983m
  • Preschools6 within 1kmnearest 153m
  • Other schoolsDunearn Secondary School121m

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.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

23blocks within 300m
$478–$525the middle half, per sq ft
$499median of those sales

From 142 filed sales, at most the 20 most recent per block.

Scroll sideways to see the date, storey, size and psf →

BlockAwayFiledStoreySizePSF
Blk 423 Bt Batok West Ave 240m2026-0910–1268 sqm$536
Blk 403 Bt Batok West Ave 7292m2026-0907–09148 sqm$537
Blk 328 Bt Batok St 33294m2026-0901–0384 sqm$453
Blk 426 Bt Batok West Ave 293m2026-0804–0683 sqm$502
Blk 416 Bt Batok West Ave 4140m2026-0810–12103 sqm$458
Blk 424 Bt Batok West Ave 299m2026-0701–0364 sqm$553
Blk 416 Bt Batok West Ave 4140m2026-0707–0973 sqm$519
Blk 419 Bt Batok West Ave 2153m2026-0701–0383 sqm$520
Blk 319 Bt Batok St 33215m2026-0707–09122 sqm$480
Blk 408 Bt Batok West Ave 4256m2026-0704–0668 sqm$492
Blk 409 Bt Batok West Ave 4240m2026-0601–0394 sqm$450
Blk 408 Bt Batok West Ave 4256m2026-0610–1268 sqm$478
Blk 423 Bt Batok West Ave 240m2026-0504–0668 sqm$506
Blk 425 Bt Batok West Ave 282m2026-0501–0385 sqm$502
Blk 422 Bt Batok West Ave 299m2026-0507–0994 sqm$519
Blk 423 Bt Batok West Ave 240m2026-0410–1294 sqm$494
Blk 420 Bt Batok West Ave 292m2026-0401–0394 sqm$484
Blk 420 Bt Batok West Ave 292m2026-0301–0368 sqm$526

The 18 most recent of 142 at this radius. Storey bands as published; no feed carries a unit number.

Where the money actually goes

Drag the sale price. Everything moves.

Cash
Loan
CPF refund from proceeds
Fees
Sale price · S$386,000
Outstanding loan
CPF principal used
CPF accrued interest, if known

Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.

Years since CPF was first used

Used only for the estimate when accrued interest is blank.

Agent fee %

A sale at S$386,000

Your figures · CPF interest estimated
Sale priceS$386,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$11,215
Refund to your CPFof S$202,416 required — all the proceeds can pay−S$194,785
Cash to youS$0
These proceeds are S$7,631 below the required CPF refund. If the home is sold at market value, CPF Board says you generally refund only what remains after the housing loan; that CPF gap is not automatically cash you bring. If it is sold below market value, CPF may require a cash top-up. Option monies also form part of the proceeds. CPF Board’s market-value rule · CPF OA interest 2.5% p.a.

Three things this can't know

  1. Your actual floor, facing and renovationPublic data gives a storey band, never your unit.
  2. Whether you sell or buy firstChanges your ABSD, timeline and bridging cost — often by five figures.
  3. Your real CPF accrued interestThe figure here is an estimate. Yours is in your CPF statement right now.

Tell me those and I'll run your actual numbers — no charge, no obligation.

Optional — but it's the single biggest thing the public data can't see.

What are you weighing up?
Rough timing
Staying in touch — optional

Leave it unticked and the form still sends — you get the reply to what you asked, at the address you gave, and nothing after it. This form asks for no phone number and stores none.

Leaving it unticked is fine — the tools work either way, and I'll still reply to this enquiry. I don't sell or share your details.

Look up somewhere else

Any HDB block or private project in Singapore.