Prices · Bukit Batok · Bukit Batok West Avenue 9
Block 448C Bukit Batok West Avenue 9
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What this block is
| Address | Block 448C Bukit Batok West Avenue 9, Bukit Batok |
| Flat types here | 2-room, 3-room, 4-room — on the evidence of 50 sales since Nov 2022, so a type that has never been resold here will not appear |
| Unit sizes | 2-room about 506 sq ft, 3-room about 732 sq ft, 4-room about 1,001 sq ft (506 to 1,001 sq ft across the block) |
| Lease | 99 years from 2019, expiring 2118 — 92 years left |
| Floors that have sold | 1 to 18, so the block stands at least 18 storeys |
| Flat models | Model A |
| Town and district | Bukit Batok |
| Compare it with | the rest of Bukit Batok West Avenue 9, 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 $986 for every month of the 92 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 | $141,700 |
| Mortgage interest over 25 years | $163,242 |
| Running costs over the remaining lease | $397,440 |
| Total over the lease | $1,088,632 |
| Monthly while repaying | $2,192 |
| 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 seven sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 2-room | $361,944 | $338,000–$425,000 | 506 sq ft | 715 | 8 |
| 3-room | $460,000 | $405,000–$540,000 | 732 sq ft | 628 | 16 |
| 4-room | $621,000 | $565,000–$715,000 | 1,001 sq ft | 620 | 26 |
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 | $585,000 | 599 psf | 5 |
| 04 to 06 | $600,000 | 607 psf | 9 |
| 07 to 09 | $497,000 | 624 psf | 7 |
| 10 to 12 | $454,444 | 632 psf | 10 |
| 13 to 15 | $579,000 | 635 psf | 10 |
| 16 to 18 | $515,000 | 704 psf | 9 |
Year by year
| 2022 | $650,000 | 649 psf | one sale |
| 2023 | $462,500 | 623 psf | 22 sales |
| 2024 | $619,000 | 620 psf | 14 sales |
| 2025 | $600,000 | 702 psf | seven sales |
| 2026 | $506,000 | 707 psf | six sales |
50 transactions in all, from Nov 2022 to Sept 2026. The flat models recorded here are Model A.