Blk 448B Bt Batok West Ave 9

22 filed resale transactions · Bukit Batok · 91 years 10 months of lease left

Median, per square foot
687 psf
Observed range
S$615 — S$831 psf22 filed transactions · 31% low to highS$360k median filed price

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

▼ 10.3% vs 12 months ago

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 month17 months with a sale

Sep '23 · S$463kJun '26 · S$415k

The transactions behind those figures

20 of 22 · filed, nothing modelled
38 sqm · storey 16–182 ROOM · Model A · 2026-06
S$330,000$807 psf
68 sqm · storey 13–153 ROOM · Model A · 2026-06
S$500,000$683 psf
47 sqm · storey 13–152 ROOM · Model A · 2026-03
S$380,000$751 psf
47 sqm · storey 10–122 ROOM · Model A · 2026-02
S$388,000$767 psf
38 sqm · storey 19–212 ROOM · Model A · 2025-12
S$335,000$819 psf
38 sqm · storey 13–152 ROOM · Model A · 2025-11
S$340,000$831 psf
68 sqm · storey 01–033 ROOM · Model A · 2025-09
S$476,000$650 psf
47 sqm · storey 01–032 ROOM · Model A · 2025-05
S$350,000$692 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-2.3%

Floors 13+ against floors 1–6, Blk 448B Bt Batok West Ave 9 only. Median S$635 psf up top from 4 sales, S$650 psf low down from 3.

BUKIT BATOK, typical block+11.7%

Middle of 12 blocks in BUKIT BATOK that clear the bar — half fall between +8.8% and +12.9%. 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$537255
04 TO 06S$550322
07 TO 09S$552255
10 TO 12S$559208
13 TO 15S$70552
16 TO 18S$72826
19 TO 21S$72820
22 TO 24S$73512

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 Batok
1.1km
Primary schools within 1km
2
nearest 439m
Primary schools · straight-line distance
8 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 Batok1.1km
  • Bukit Gombak1.4km
  • Chinese Garden1.5km
Also nearby
  • Hawker centreBukit Batok West Hawker Centre290m
  • ParkTengah Linear Woods620m
  • Preschools6 within 1kmnearest 55m
  • Other schoolsMillennia Institute325m

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

17blocks within 300m
$649–$709the middle half, per sq ft
$679median of those sales

From 340 filed sales, at most the 20 most recent per block — 17 have sold more than is counted here.

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

BlockAwayFiledStoreySizePSF
Blk 448C Bt Batok West Ave 964m2026-0907–0968 sqm$679
Blk 460D Bt Batok West Ave 984m2026-0910–1293 sqm$684
Blk 461C Bt Batok West Ave 8188m2026-0907–09114 sqm$675
Blk 460B Bt Batok West Ave 9199m2026-0913–1548 sqm$828
Blk 461A Bt Batok West Ave 8220m2026-0907–0993 sqm$679
Blk 453B Bt Batok West Ave 6240m2026-0916–1893 sqm$709
Blk 453B Bt Batok West Ave 6240m2026-0907–09115 sqm$666
Blk 451B Bt Batok West Ave 6295m2026-0910–1293 sqm$699
Blk 460D Bt Batok West Ave 984m2026-0813–1548 sqm$736
Blk 460D Bt Batok West Ave 984m2026-0816–1893 sqm$714
Blk 461D Bt Batok West Ave 8155m2026-0810–12114 sqm$675
Blk 453A Bt Batok West Ave 6184m2026-0801–0393 sqm$599
Blk 453A Bt Batok West Ave 6184m2026-0804–06115 sqm$646
Blk 461C Bt Batok West Ave 8188m2026-0807–09114 sqm$673
Blk 460B Bt Batok West Ave 9199m2026-0807–0968 sqm$724
Blk 452A Bt Batok West Ave 6200m2026-0807–09115 sqm$695

The 16 most recent of 340 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$360,000
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$360,000

Your figures · CPF interest estimated
Sale priceS$360,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$10,648
Refund to your CPFof S$202,416 required — all the proceeds can pay−S$169,352
Cash to youS$0
These proceeds are S$33,064 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

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