Blk 449B Bt Batok West Ave 9

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

Median, per square foot
657 psf
Observed range
S$559 — S$719 psf48 filed transactions · 24% low to highS$658k median filed price

Flat type filed here: 4-room. Confirm the specific unit’s type from its listing before running Blindspot.

▼ 1.1% 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 month24 months with a sale

Jan '24 · S$648kJun '26 · S$700k

The transactions behind those figures

20 of 48 · filed, nothing modelled
93 sqm · storey 10–124 ROOM · Model A · 2026-06
S$700,000$699 psf
93 sqm · storey 07–094 ROOM · Model A · 2026-04
S$680,000$679 psf
93 sqm · storey 07–094 ROOM · Model A · 2026-04
S$660,888$660 psf
93 sqm · storey 04–064 ROOM · Model A · 2026-03
S$640,000$639 psf
93 sqm · storey 16–184 ROOM · Model A · 2026-01
S$690,000$689 psf
93 sqm · storey 13–154 ROOM · Model A · 2025-11
S$716,000$715 psf
93 sqm · storey 07–094 ROOM · Model A · 2025-11
S$673,888$673 psf
93 sqm · storey 01–034 ROOM · Model A · 2025-10
S$643,888$643 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+11.8%

Floors 13+ against floors 1–6, Blk 449B Bt Batok West Ave 9 only. Median S$679 psf up top from 19 sales, S$607 psf low down from 10.

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 Batok
978m
Primary schools within 1km
3
nearest 309m
Primary schools · straight-line distance
7 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 Batok978m
  • Bukit Gombak1.4km
  • Chinese Garden1.4km
Also nearby
  • Hawker centreBukit Batok West Hawker Centre401m
  • ParkTengah Linear Woods734m
  • Preschools6 within 1kmnearest 162m
  • Other schoolsMillennia Institute193m

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

18blocks within 300m
$652–$717the middle half, per sq ft
$683median of those sales

From 329 filed sales, at most the 20 most recent per block — 16 have sold more than is counted here.

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

BlockAwayFiledStoreySizePSF
Blk 448C Bt Batok West Ave 985m2026-0907–0968 sqm$679
Blk 453B Bt Batok West Ave 6179m2026-0916–1893 sqm$709
Blk 453B Bt Batok West Ave 6179m2026-0907–09115 sqm$666
Blk 460D Bt Batok West Ave 9201m2026-0910–1293 sqm$684
Blk 445A Bt Batok West Ave 8233m2026-0901–0392 sqm$631
Blk 445A Bt Batok West Ave 8233m2026-0919–21112 sqm$720
Blk 451B Bt Batok West Ave 6265m2026-0910–1293 sqm$699
Blk 460B Bt Batok West Ave 9288m2026-0913–1548 sqm$828
Blk 453A Bt Batok West Ave 6134m2026-0801–0393 sqm$599
Blk 453A Bt Batok West Ave 6134m2026-0804–06115 sqm$646
Blk 453B Bt Batok West Ave 6179m2026-0804–06115 sqm$590
Blk 452A Bt Batok West Ave 6182m2026-0807–09115 sqm$695
Blk 449A Bt Batok West Ave 963m2026-0713–1593 sqm$698
Blk 449A Bt Batok West Ave 963m2026-0707–0993 sqm$679
Blk 449A Bt Batok West Ave 963m2026-0710–1293 sqm$659
Blk 453A Bt Batok West Ave 6134m2026-0707–0993 sqm$659
Blk 453B Bt Batok West Ave 6179m2026-0707–09115 sqm$661

The 17 most recent of 329 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$658,000
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$658,000

Your figures · CPF interest estimated
Sale priceS$658,000
Redeems the loan−S$180,000
Agent fee (2% + GST) and legal−S$17,144
Refund to your CPFprincipal plus estimated accrued interest−S$202,416
Cash to youS$258,440
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. 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.