Blk 421 Bukit Batok West Avenue 2

HDB · Bukit Batok · Singapore 650421

Completed: 1985
Lease from: 1988 (99 years)
Storeys: 12
Resales since 1990: 183

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
Feb 202610 to 12	421 BUKIT BATOK WEST AVENUE 2same building · 68 sqm	S$389,888market -0.4% · storey -3.7%	S$373,927.18
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
Mar 20261 to 3	420 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$385,000market -0.4% · storey +1.9%	S$390,524.48
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
Sep 20251 to 3	420 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$375,000market -0.6% · storey +1.9%	S$379,820.78
Mar 20254 to 6	420 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$410,000market +0.7%	S$413,059.70
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
Jan 20257 to 9	420 BUKIT BATOK WEST AVENUE 2same street · 68 sqm	S$373,000market +0.7% · storey -1.9%	S$368,828.39

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
Feb 20254 to 6	421 BUKIT BATOK WEST AVENUE 2same building · 94 sqm	S$485,000market +0.7%	S$488,619.40
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
Apr 20261 to 3	420 BUKIT BATOK WEST AVENUE 2same street · 94 sqm	S$490,000market -0.1% · storey +3.1%	S$504,633.56
Dec 20257 to 9	420 BUKIT BATOK WEST AVENUE 2same street · 94 sqm	S$510,000market -0.5% · storey -3.0%	S$491,806.72
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

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
3-room	1 sold	S$389,888	533	S$389,888 in Feb 2026
4-room	None	–	–	S$485,000 in Feb 2025

Price history

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

3-room

4-room

Getting around

Bukit Gombak MRT StationExit C14 min walk1.1 km
Bukit Batok MRT StationExit C22 min walk1.8 km
Keat Hong LRT StationExit A31 min walk2.6 km

Walking routes from OneMap to the nearest exit.

Schools nearby

Primary, within 1 km

St. Anthony's Primary School510 m
Dazhong Primary School540 m

Primary, 1 to 2 km

Other schools within 1 km

Dunearn Secondary School120 m
Swiss Cottage Secondary School650 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 stalls850 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 stalls2.4 km

Shopping malls

West Mall1 BUKIT BATOK CENTRAL LINK WEST MALL SINGAPORE 6587131.5 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 183 sales

Month	Flat type	Storey	Size	Price	S$ psf
Feb 2026	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$389,888	533
Feb 2025	4-roomNew Generation	4 to 6	94 sqm (1,012 sqft)	S$485,000	479
Aug 2024	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$383,000	523
Jul 2024	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$370,000	506
May 2023	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$365,000	499
May 2023	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$363,000	496
Dec 2022	4-roomNew Generation	1 to 3	94 sqm (1,012 sqft)	S$428,888	424
Mar 2022	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$328,000	448
Jan 2022	4-roomNew Generation	10 to 12	99 sqm (1,066 sqft)	S$440,000	413
Apr 2021	4-roomNew Generation	7 to 9	94 sqm (1,012 sqft)	S$380,000	376
Feb 2020	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$251,000	343
Aug 2019	4-roomNew Generation	4 to 6	94 sqm (1,012 sqft)	S$343,000	339
Aug 2019	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$245,000	335
May 2019	4-roomNew Generation	7 to 9	94 sqm (1,012 sqft)	S$340,000	336
Apr 2019	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$245,000	335
Dec 2018	4-roomNew Generation	4 to 6	94 sqm (1,012 sqft)	S$308,000	304
Aug 2018	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$257,000	351
Dec 2017	3-roomNew Generation	1 to 3	74 sqm (797 sqft)	S$256,000	321
Oct 2017	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$278,000	380
Oct 2017	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$236,888	324
May 2016	4-roomNew Generation	10 to 12	99 sqm (1,066 sqft)	S$378,000	355
Dec 2015	3-roomNew Generation	1 to 3	68 sqm (732 sqft)	S$255,000	348
Nov 2015	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$283,000	387
Oct 2015	4-roomNew Generation	4 to 6	94 sqm (1,012 sqft)	S$350,000	346
Oct 2015	3-roomNew Generation	10 to 12	68 sqm (732 sqft)	S$265,000	362
Jun 2015	4-roomNew Generation	1 to 3	94 sqm (1,012 sqft)	S$310,000	306
Jun 2015	3-roomNew Generation	1 to 3	68 sqm (732 sqft)	S$270,000	369
Mar 2015	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$273,000	373
Mar 2015	3-roomNew Generation	4 to 6	68 sqm (732 sqft)	S$255,000	348
Feb 2015	3-roomNew Generation	7 to 9	68 sqm (732 sqft)	S$285,000	389

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.