Prices · Bukit Batok · Bukit Batok West Avenue 5 · D05 Pasir Panjang
Block 389 Bukit Batok West Avenue 5
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What this block is
| Address | Block 389 Bukit Batok West Avenue 5, Bukit Batok, Singapore 128389 |
| Flat types here | 5-room — on the evidence of 19 sales since Nov 2017, so a type that has never been resold here will not appear |
| Unit sizes | 5-room about 1,270 sq ft |
| Lease | 99 years from 2005, expiring 2104 — 78 years left |
| Floors that have sold | 1 to 24, so the block stands at least 24 storeys |
| Flat models | 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, 5-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 $1,185 for every month of the 78 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 | $158,500 |
| Mortgage interest over 25 years | $182,261 |
| Running costs over the remaining lease | $336,960 |
| Total over the lease | $1,108,971 |
| Monthly while repaying | $2,405 |
| 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 a single sale, so treat it as an anecdote rather than a rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 5-room | $570,000 | $482,000–$690,000 | 1,270 sq ft | 449 | 19 |
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 | $535,000 | 421 psf | 4 |
| 04 to 06 | $565,000 | 445 psf | 1 |
| 07 to 09 | $527,500 | 430 psf | 2 |
| 10 to 12 | $563,000 | 460 psf | 4 |
| 13 to 15 | $599,000 | 490 psf | 2 |
| 16 to 18 | $570,000 | 481 psf | 3 |
| 19 to 21 | $570,000 | 449 psf | 1 |
| 22 to 24 | $639,000 | 520 psf | 2 |
Year by year
| 2017 | $544,000 | 428 psf | two sales |
| 2018 | $525,000 | 438 psf | three sales |
| 2019 | $532,500 | 419 psf | two sales |
| 2020 | $527,500 | 430 psf | two sales |
| 2021 | $570,000 | 481 psf | four sales |
| 2023 | $683,500 | 538 psf | two sales |
| 2024 | $658,600 | 537 psf | two sales |
| 2025 | $650,000 | 549 psf | one sale |
| 2026 | $575,000 | 453 psf | one sale |
19 transactions in all, from Nov 2017 to June 2026. The flat models recorded here are Improved.