Prices · Bukit Batok · Bukit Batok West Avenue 5 · D05 Pasir Panjang
Block 386 Bukit Batok West Avenue 5
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What this block is
| Address | Block 386 Bukit Batok West Avenue 5, Bukit Batok, Singapore 128386 |
| Flat types here | 4-room, 5-room — on the evidence of 45 sales since Jan 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 969 sq ft, 5-room about 1,270 sq ft (969 to 1,270 sq ft across the block) |
| Lease | 99 years from 2004, expiring 2103 — 77 years left |
| Floors that have sold | 1 to 27, so the block stands at least 27 storeys |
| Flat models | Model A, Improved |
| Town and district | Bukit Batok, district 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) |
| Compare it with | the rest of Bukit Batok West Avenue 5, 4-room flats across Bukit Batok |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,477 for every month of the 77 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $212,540 |
| Mortgage interest over 25 years | $243,437 |
| Running costs over the remaining lease | $332,640 |
| Total over the lease | $1,364,617 |
| Monthly while repaying | $3,091 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on just five sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $492,500 | $370,000–$615,888 | 969 sq ft | 504 | 36 |
| 5-room | $610,000 | $517,000–$780,000 | 1,270 sq ft | 480 | 9 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $480,000 | 495 psf | 1 |
| 04 to 06 | $512,500 | 460 psf | 4 |
| 07 to 09 | $528,000 | 522 psf | 8 |
| 10 to 12 | $541,444 | 553 psf | 4 |
| 13 to 15 | $440,000 | 454 psf | 3 |
| 16 to 18 | $432,500 | 446 psf | 10 |
| 19 to 21 | $545,000 | 536 psf | 4 |
| 22 to 24 | $592,000 | 601 psf | 8 |
| 25 to 27 | $454,888 | 459 psf | 3 |
Year by year
| 2017 | $442,500 | 457 psf | two sales |
| 2018 | $435,000 | 444 psf | seven sales |
| 2019 | $390,000 | 403 psf | seven sales |
| 2020 | $430,000 | 444 psf | five sales |
| 2021 | $557,500 | 501 psf | two sales |
| 2022 | $547,500 | 559 psf | two sales |
| 2023 | $521,444 | 532 psf | six sales |
| 2024 | $568,000 | 574 psf | seven sales |
| 2025 | $667,944 | 594 psf | two sales |
| 2026 | $768,000 | 605 psf | five sales |
45 transactions in all, from Jan 2017 to Aug 2026. The flat models recorded here are Model A, Improved.