Blk 420 Bukit Batok West Avenue 2

HDB · Bukit Batok · Singapore 650420

Completed: 1985
Lease from: 1988 (99 years)
Storeys: 12
Resales since 1990: 174

Lease and eligibility context

About 61 years remain on the 99-year lease, based on its 1988 commencement year. This year-level figure is approximate.

A standard flat completed around 1985 would usually reach its 5-year MOP around 1990. The actual MOP starts from each owner’s key collection date, and special schemes can differ. Check HDB’s rule ↗

Indicative only. Check your dates and eligibility with HDB, CPF and your conveyancing adviser.

114 flats: 68 × 3-room, 46 × 4-room.

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Estimated value

Indicative building-level values from official sales. They are a starting point, not a valuation. A unit’s floor, size, condition and facing can change its price.

3-room

S$379,820.78

Typical range S$373,980.89–S$389,365.16

See the 11 comparable sales

Sale	Home	Original	Adjusted
Mar 20261 to 3	420 BUKIT BATOK WEST AVENUE 2same building · 68 sqm	S$385,000market -0.4% · storey +1.9%	S$390,524.48
Sep 20251 to 3	420 BUKIT BATOK WEST AVENUE 2same building · 68 sqm	S$375,000market -0.6% · storey +1.9%	S$379,820.78
Mar 20254 to 6	420 BUKIT BATOK WEST AVENUE 2same building · 68 sqm	S$410,000market +0.7%	S$413,059.70
Jan 20257 to 9	420 BUKIT BATOK WEST AVENUE 2same building · 68 sqm	S$373,000market +0.7% · storey -1.9%	S$368,828.39
Sep 202610 to 12	423 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$392,000storey -3.7%	S$377,623.62
Jul 20261 to 3	424 BUKIT BATOK WEST AVENUE 2same street · 64 sqm	S$381,000storey +1.9%	S$388,184.72
May 20264 to 6	423 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$370,000market -0.1%	S$369,452.66
Feb 202610 to 12	423 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$390,000market -0.4% · storey -3.7%	S$374,034.60
Feb 202610 to 12	421 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$389,888market -0.4% · storey -3.7%	S$373,927.18
Feb 202510 to 12	422 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$400,000market +0.7% · storey -3.7%	S$388,205.83
Jan 20254 to 6	422 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$410,000market +0.7%	S$413,059.70

Median of the adjusted sales; range is their middle 50%. Older HDB sales are adjusted with the official HDB Resale Price Index. Storey adjustments use observed premiums for the town and flat type. Method building-v1, sales through 2026-11-01.

4-room

S$490,213.06

Typical range S$477,845.41–S$504,161.72

See the 12 comparable sales

Sale	Home	Original	Adjusted
Apr 20261 to 3	420 BUKIT BATOK WEST AVENUE 2same building · 94 sqm	S$490,000market -0.1% · storey +3.1%	S$504,633.56
Dec 20257 to 9	420 BUKIT BATOK WEST AVENUE 2same building · 94 sqm	S$510,000market -0.5% · storey -3.0%	S$491,806.72
Aug 20264 to 6	426 BUKIT BATOK WEST AVENUE 2same street · 83 sqm	S$448,888no adjustment	S$448,888
Jul 20261 to 3	419 BUKIT BATOK WEST AVENUE 2same street · 83 sqm	S$465,000storey +3.1%	S$479,596.41
May 20267 to 9	422 BUKIT BATOK WEST AVENUE 2same street · 94 sqm	S$525,000market -0.1% · storey -3.0%	S$508,268.75
May 20261 to 3	425 BUKIT BATOK WEST AVENUE 2same street · 85 sqm	S$458,888market -0.1% · storey +3.1%	S$472,592.42
Apr 202610 to 12	423 BUKIT BATOK WEST AVENUE 2same street · 94 sqm	S$500,000market -0.1% · storey -6.0%	S$469,333.05
Dec 20251 to 3	423 BUKIT BATOK WEST AVENUE 2same street · 99 sqm	S$485,000market -0.5% · storey +3.1%	S$497,521.63
May 20254 to 6	423 BUKIT BATOK WEST AVENUE 2same street · 94 sqm	S$505,000market -0.2%	S$504,004.44
May 20251 to 3	425 BUKIT BATOK WEST AVENUE 2same street · 89 sqm	S$502,000market -0.2% · storey +3.1%	S$516,737.13
Apr 20254 to 6	426 BUKIT BATOK WEST AVENUE 2same street · 83 sqm	S$485,000market -0.2%	S$484,043.86
Feb 20254 to 6	421 BUKIT BATOK WEST AVENUE 2same street · 94 sqm	S$485,000market +0.7%	S$488,619.40

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
3-room	1 sold	S$385,000	526	S$385,000 in Mar 2026
4-room	2 sold	S$490,000	494	S$490,000 in Apr 2026

Price history

Quarterly median sale price. Hover or focus a point for its value.

3-room

4-room

Getting around

Bukit Gombak MRT StationExit C13 min walk1.0 km
Bukit Batok MRT StationExit C22 min walk1.8 km
Teck Whye LRT StationExit A26 min walk2.1 km

Walking routes from OneMap to the nearest exit.

Schools nearby

Primary, within 1 km

St. Anthony's Primary School420 m
Dazhong Primary School480 m

Primary, 1 to 2 km

Other schools within 1 km

Dunearn Secondary School160 m
Swiss Cottage Secondary School570 m

Approximate straight-line distances from the building. For primary school registration, check the exact distance on OneMap’s school query ↗.

Food & shopping nearby

Hawker centres

Bukit Batok West Hawker Centre22 cooked-food stalls890 m
Jurong East Street 24 Blk 254 (Yuhua Village Market and Food Centre)60 cooked-food stalls2.3 km
Jurong East Ave 1 Blk 347 (Yuhua Market and Hawker Centre)56 cooked-food stalls2.5 km

Shopping malls

West Mall1 BUKIT BATOK CENTRAL LINK WEST MALL SINGAPORE 6587131.4 km
Keat Hong Shopping Centre253 CHOA CHU KANG AVENUE 1 KEAT HONG SHOPPING CENTRE SINGAPORE 6802531.6 km
Teck Whye Shopping Centre137 TECK WHYE LANE TECK WHYE SHOPPING CENTRE SINGAPORE 6801372.1 km

Nearest places within 3 km. Approximate straight-line distance from the building. Sources: NEA via data.gov.sg and OneMap.

Location

Latest 30 of 174 sales

Month	Flat type	Storey	Size	Price	S$ psf
Apr 2026	4-roomNew Generation	1 to 3	94 sqm (1,012 sqft)	S$490,000	484
Mar 2026	3-roomNew Generation	1 to 3	68 sqm (732 sqft)	S$385,000	526
Dec 2025	4-roomNew Generation	7 to 9	94 sqm (1,012 sqft)	S$510,000	504
Sep 2025	3-roomNew Generation	1 to 3	68 sqm (732 sqft)	S$375,000	512
Mar 2025	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$410,000	560
Jan 2025	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$373,000	510
Nov 2024	4-roomNew Generation	10 to 12	94 sqm (1,012 sqft)	S$528,000	522
Aug 2024	4-roomNew Generation	10 to 12	94 sqm (1,012 sqft)	S$480,000	474
May 2023	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$355,000	485
May 2022	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$345,000	471
Apr 2022	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$334,000	456
Sep 2021	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$325,000	444
Aug 2021	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$317,000	433
Jul 2021	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$300,888	411
Dec 2020	4-roomNew Generation	1 to 3	94 sqm (1,012 sqft)	S$335,000	331
Feb 2020	4-roomNew Generation	7 to 9	94 sqm (1,012 sqft)	S$327,000	323
Jan 2020	4-roomNew Generation	7 to 9	94 sqm (1,012 sqft)	S$325,000	321
Jan 2020	4-roomNew Generation	1 to 3	94 sqm (1,012 sqft)	S$310,000	306
Dec 2019	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$247,000	337
Jun 2019	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$242,000	331
Jun 2019	3-roomNew Generation	1 to 3	68 sqm (732 sqft)	S$228,000	311
Apr 2019	4-roomNew Generation	4 to 6	94 sqm (1,012 sqft)	S$325,000	321
Oct 2018	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$235,000	321
Aug 2018	4-roomNew Generation	10 to 12	94 sqm (1,012 sqft)	S$340,000	336
Feb 2018	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$260,000	355
Aug 2017	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$260,000	355
Jul 2017	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$275,000	376
Jul 2017	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$260,000	355
Mar 2017	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$253,000	346
Oct 2016	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$260,000	355

HDB publishes a storey range, not the unit number. Sizes include any recess area bought and space added by upgrading. Source: HDB resale flat prices, data.gov.sg.