Bukit Batok is trading about 8% above the wider region median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in Bukit Batok in August 2026, with 135 resale transactions compared to 179 in July. Month-on-month, the town median PSF softened 2.7% to $590 — giving buyers a softer entry point. The town sits above the regional median of $548 psf (+7.6%).
Verified as of 30 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Bukit Batok median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Bukit Batok |
|---|---|---|
| Bukit Batok | $590 | — |
| West Region | $548 | -7.1% |
| Island Wide | $601 | +1.9% |
Bukit Batok ranks #2 of 7 West region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Bt Batok St 21 | 5 transactions | $787 |
| Bt Batok West Ave 6 | 4 transactions | $773 |
| Bt Batok West Ave 5 | 3 transactions | $535 |
| Bt Batok West Ave 9 | 3 transactions | $679 |
| Bt Batok West Ave 8 | 2 transactions | $798 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 135 | $472,500 | $575,000 | $759,000 | $590 |
| 2-Room | 8 | $361,250 | $375,000 | $380,022 | $761 |
| 3-Room | 28 | $392,500 | $415,000 | $492,500 | $559 |
| 4-Room | 67 | $512,500 | $582,000 | $662,500 | $553 |
| 5-Room | 24 | $803,750 | $825,000 | $836,000 | $669 |
| Executive | 8 | $799,500 | $825,000 | $865,750 | $541 |
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $590 median PSF represents a 2.7% dip against July's $606. Transaction count fell 25% from 179 to 135. If you're a buyer, this is a reasonable window to negotiate.
Bt Batok St 21 led with 5 transactions (4% of all town resale) at a median $787 psf — 33% above the town median. Bt Batok West Ave 6 followed with 4 transactions.
4-Room flats led resale activity in August 2026, accounting for 67 of 135 transactions (50%) at a median $553 psf. That flat type's PSF moved 8.1% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 296C Bt Batok St 22 | 5-Room | 34 TO 36 | 1,206 | $1,040,000 | $863 | 90 years 07 months |
| 627 Bt Batok Ctrl | Executive | 04 TO 06 | 1,507 | $980,000 | $650 | 70 years 01 month |
| 290C Bt Batok East Ave 3 | Executive | 10 TO 12 | 1,518 | $883,000 | $582 | 70 years 03 months |
| 446A Bt Batok West Ave 8 | 5-Room | 19 TO 21 | 1,206 | $865,800 | $718 | 91 years 05 months |
| 452A Bt Batok West Ave 6 | 5-Room | 07 TO 09 | 1,238 | $860,000 | $695 | 91 years 08 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 467C Bt Batok West Ave 9 | 2-Room | 07 TO 09 | 506 | $390,000 | $771 | 94 years |
| 460D Bt Batok West Ave 9 | 2-Room | 13 TO 15 | 517 | $380,088 | $736 | 92 years 10 months |
| 441A Bt Batok West Ave 8 | 2-Room | 04 TO 06 | 506 | $380,000 | $751 | 91 years 07 months |
| 438B Bt Batok West Ave 8 | 2-Room | 07 TO 09 | 409 | $375,000 | $917 | 92 years 07 months |
| 468B Bt Batok West Ave 9 | 2-Room | 13 TO 15 | 506 | $375,000 | $741 | 94 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 194B Bt Batok West Ave 6 | 3-Room | 10 TO 12 | 732 | $555,000 | $758 | 89 years 11 months |
| 296B Bt Batok St 22 | 3-Room | 22 TO 24 | 732 | $550,000 | $751 | 90 years 08 months |
| 194B Bt Batok West Ave 6 | 3-Room | 07 TO 09 | 732 | $550,000 | $751 | 89 years 11 months |
| 460B Bt Batok West Ave 9 | 3-Room | 07 TO 09 | 732 | $530,000 | $724 | 92 years 10 months |
| 443D Bt Batok West Ave 8 | 3-Room | 04 TO 06 | 721 | $528,000 | $732 | 91 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 293D Bt Batok St 21 | 4-Room | 31 TO 33 | 1,001 | $805,000 | $804 | 91 years 06 months |
| 194B Bt Batok West Ave 6 | 4-Room | 25 TO 27 | 1,023 | $805,000 | $787 | 89 years 11 months |
| 194B Bt Batok West Ave 6 | 4-Room | 22 TO 24 | 990 | $798,000 | $806 | 89 years 11 months |
| 293D Bt Batok St 21 | 4-Room | 25 TO 27 | 1,001 | $790,000 | $789 | 91 years 06 months |
| 293D Bt Batok St 21 | 4-Room | 28 TO 30 | 1,001 | $788,000 | $787 | 91 years 06 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 296C Bt Batok St 22 | 5-Room | 34 TO 36 | 1,206 | $1,040,000 | $863 | 90 years 07 months |
| 446A Bt Batok West Ave 8 | 5-Room | 19 TO 21 | 1,206 | $865,800 | $718 | 91 years 05 months |
| 452A Bt Batok West Ave 6 | 5-Room | 07 TO 09 | 1,238 | $860,000 | $695 | 91 years 08 months |
| 171 Bt Batok West Ave 8 | 5-Room | 22 TO 24 | 1,496 | $858,000 | $573 | 57 years 09 months |
| 461B Bt Batok West Ave 8 | 5-Room | 13 TO 15 | 1,227 | $850,000 | $693 | 92 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 627 Bt Batok Ctrl | Executive | 04 TO 06 | 1,507 | $980,000 | $650 | 70 years 01 month |
| 290C Bt Batok East Ave 3 | Executive | 10 TO 12 | 1,518 | $883,000 | $582 | 70 years 03 months |
| 121 Bt Batok Ctrl | Executive | 01 TO 03 | 1,561 | $860,000 | $551 | 57 years 09 months |
| 354 Bt Batok St 31 | Executive | 10 TO 12 | 1,507 | $840,000 | $557 | 59 years 09 months |
| 524 Bt Batok St 52 | Executive | 01 TO 03 | 1,572 | $810,000 | $515 | 59 years 06 months |
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
3-Room flats in Bukit Batok show a real lease-decay gap — units with 90+ years remaining trade at $724 psf against $519 psf for the under-60 band, a 28% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 8 | $375,000 | $761 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 7 | $525,000 | $724 |
| 80-89 years | 2 | Too few resale transactions in the past 5 years to report a reliable figure (2 in the trailing 12 months). | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 6 | $395,000 | $559 |
| under-60 years | 13 | $408,000 | $519 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 25 | $680,000 | $679 |
| 80-89 years | 2 | Too few resale transactions in the past 5 years to report a reliable figure (2 in the trailing 12 months). | |
| 70-79 years | 13 | $575,000 | $551 |
| 60-69 years | 4812-mo avg · 48 transactions | $509,444 | $506 |
| under-60 years | 24 | $502,500 | $497 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 16 | $829,000 | $680 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 4412-mo avg · 44 transactions | $744,000 | $582 |
| 60-69 years | 612-mo avg · 6 transactions | $666,500 | $508 |
| under-60 years | 5 | $788,888 | $527 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 1612-mo avg · 16 transactions | $949,000 | $624 |
| 60-69 years | 1312-mo avg · 13 transactions | $850,000 | $540 |
| under-60 years | 6 | $805,000 | $523 |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents softening (-5.2% MoM) on steady lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok West Ave 6 | 3 | $2,600/mo |
| Bt Batok West Ave 9 | 2 | $2,450/mo |
| Bt Batok East Ave 6 | 1 | $1,600/mo |
Rents softening (-3.6% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok East Ave 3 | 2 | $2,700/mo |
| Bt Batok St 21 | 2 | $2,750/mo |
| Bt Batok St 31 | 2 | $2,250/mo |
Rents firming (+2.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok Ctrl | 2 | $3,400/mo |
| Bt Batok St 25 | 2 | $3,050/mo |
| Bt Batok Ctrl | 1 | $4,800/mo |
Rents softening (-5.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok St 21 | 2 | $3,450/mo |
| Bt Batok St 22 | 2 | $4,250/mo |
| Bt Batok Ctrl | 1 | $4,500/mo |
Rents softening (-2.4% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok Ctrl | 1 | $4,600/mo |
| Bt Batok Ctrl | 1 | $4,000/mo |
| Bt Batok St 11 | 1 | $4,200/mo |
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
Bukit Batok saw both prices and volume ease in August 2026 — the kind of double softening that creates real negotiating room. Not a distressed signal, but sellers who priced optimistically may need to recalibrate. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 28% 3-Room lease-decay spread between the 90+ and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Softening (-4.9% MoM) — buyers may push back on this flat type.
Rental softening, -5.2% MoM — price with that in mind (11 leases last month). Currently +38.9% vs the region median.
Get a Free ValuationFlat (-0.5% MoM) — anchor to recent comparables.
Rental softening, -3.6% MoM — price with that in mind (50 leases last month). Currently +2.0% vs the region median.
Get a Free ValuationSoftening (-8.1% MoM) — buyers may push back on this flat type.
Rental strong, +2.2% MoM — supports pricing (28 leases last month). Currently +0.9% vs the region median.
Get a Free ValuationRising (+2.4% MoM) — expect less room to negotiate on this flat type.
Rental softening, -5.3% MoM — price with that in mind (17 leases last month). Currently +22.1% vs the region median.
Get a Free ValuationRising (+5.6% MoM) — expect less room to negotiate on this flat type.
Rental softening, -2.4% MoM — price with that in mind (5 leases last month). Currently -1.3% vs the region median.
Get a Free ValuationRents softening (-5.2% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok West Ave 6 | 3 | $2,600/mo |
| Bt Batok West Ave 9 | 2 | $2,450/mo |
| Bt Batok East Ave 6 | 1 | $1,600/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-3.6% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok East Ave 3 | 2 | $2,700/mo |
| Bt Batok St 21 | 2 | $2,750/mo |
| Bt Batok St 31 | 2 | $2,250/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.2% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok Ctrl | 2 | $3,400/mo |
| Bt Batok St 25 | 2 | $3,050/mo |
| Bt Batok Ctrl | 1 | $4,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-5.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok St 21 | 2 | $3,450/mo |
| Bt Batok St 22 | 2 | $4,250/mo |
| Bt Batok Ctrl | 1 | $4,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.4% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok Ctrl | 1 | $4,600/mo |
| Bt Batok Ctrl | 1 | $4,000/mo |
| Bt Batok St 11 | 1 | $4,200/mo |
Low/High = P25–P75 rent range this month.
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