Issue 001August 27, 2026

Bukit Batok Town Pulse | July 2026 | HDB Resale & Rental

Ronnie Tan Share

Roncasa ▪ Town Pulse Bukit Batok · West Region Verified as of 30 Aug 2026 July 2026

◆ Seller's Market◆ Sellers Hold Leverage◆ Tenant's Market

Median PSF · July 2026

$606 → FLAT MoM

Resale Transactions

179

▲ 50.4% vs prior mth

vs Region Median

+9.8%

▲ $552 base

Town Rank

#2 / 7

West region by PSF

Bukit Batok is trading about 10% above the wider region median — that gap is worth understanding before you make a move here.

Transaction volume picked up in Bukit Batok in July 2026, with 179 resale transactions compared to 119 in June. Month-on-month, the town median PSF held near $606 — a balanced market with no strong directional pressure. The town sits above the regional median of $552 psf (+9.8%).

$606

Median PSF

179

Resale Transactions

#2

Town Rank (West)

Verified as of 30 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 2026

01Town Context

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	$606	—
West Region	$552	-8.9%
Island Wide	$594	-2.0%

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 West Ave 9	7 transactions	$647
Bt Batok West Ave 5	4 transactions	$607
Bt Batok West Ave 6	4 transactions	$682
Bt Batok West Ave 8	4 transactions	$657
Bt Batok West Ave 8	4 transactions	$656

Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.

Share of Town HDB Stock Transacted

0.41%

02Resale Market

Price Bands by Flat Type

Flat Type	n	Low (P25)	Median	High (P75)	Median PSF
Overall	179	$441,500	$600,888	$720,000	$606
2-Room	12	$368,750	$376,000	$401,250	$801
3-Room	42	$390,000	$408,000	$425,972	$562
4-Room	76	$543,750	$617,500	$668,000	$602
5-Room	43	$737,500	$795,000	$826,944	$654
Executive	6	$801,666	$830,000	$887,500	$512

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.

July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.

The $606 median PSF represents a 0.3% gain against June's $604. Transaction count rose 50% from 119 to 179. If you're a seller, this month's data supports holding asking price.

Bt Batok West Ave 9 led with 7 transactions (4% of all town resale) at a median $647 psf — 7% above the town median. Bt Batok West Ave 5 followed with 4 transactions.

4-Room flats led resale activity in July 2026, accounting for 76 of 179 transactions (42%) at a median $602 psf.

Top Transactions

All 2 Room 3 Room 4 Room 5 Room Executive

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
296C Bt Batok St 22	5-Room	13 TO 15	1,238	$1,010,000	$816	90 years 08 months
292C Bt Batok East Ave 6	5-Room	25 TO 27	1,216	$950,000	$781	91 years 06 months
125 Bt Batok Ctrl	Executive	04 TO 06	1,615	$920,000	$570	58 years 01 month
121 Bt Batok Ctrl	Executive	07 TO 09	1,615	$900,000	$557	57 years 10 months
443C Bt Batok West Ave 8	5-Room	07 TO 09	1,206	$858,000	$712	91 years 09 months

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
464B Bt Batok West Ave 8	2-Room	16 TO 18	506	$405,000	$801	94 years
467A Bt Batok West Ave 9	2-Room	16 TO 18	506	$405,000	$801	94 years
467C Bt Batok West Ave 9	2-Room	16 TO 18	506	$405,000	$801	94 years 01 month
438B Bt Batok West Ave 8	2-Room	13 TO 15	506	$400,000	$791	92 years 07 months
451A Bt Batok West Ave 6	2-Room	16 TO 18	409	$380,000	$929	91 years 09 months

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
460A Bt Batok West Ave 9	3-Room	16 TO 18	732	$540,000	$738	92 years 11 months
450A Bt Batok West Ave 6	3-Room	13 TO 15	721	$528,000	$732	91 years 09 months
467C Bt Batok West Ave 9	3-Room	07 TO 09	732	$528,000	$721	94 years 01 month
443D Bt Batok West Ave 8	3-Room	13 TO 15	721	$525,000	$728	91 years 09 months
468A Bt Batok West Ave 9	3-Room	13 TO 15	732	$520,000	$710	94 years 01 month

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
296C Bt Batok St 22	4-Room	25 TO 27	990	$848,000	$856	90 years 09 months
293C Bt Batok St 21	4-Room	25 TO 27	990	$806,800	$815	91 years 07 months
194B Bt Batok West Ave 6	4-Room	19 TO 21	990	$798,000	$806	90 years 01 month
293C Bt Batok St 21	4-Room	13 TO 15	990	$726,000	$733	91 years 06 months
445A Bt Batok West Ave 8	4-Room	16 TO 18	990	$725,000	$732	91 years 07 months

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
296C Bt Batok St 22	5-Room	13 TO 15	1,238	$1,010,000	$816	90 years 08 months
292C Bt Batok East Ave 6	5-Room	25 TO 27	1,216	$950,000	$781	91 years 06 months
443C Bt Batok West Ave 8	5-Room	07 TO 09	1,206	$858,000	$712	91 years 09 months
440C Bt Batok West Ave 8	5-Room	13 TO 15	1,206	$850,000	$705	91 years 08 months
451B Bt Batok West Ave 6	5-Room	19 TO 21	1,216	$850,000	$699	91 years 08 months

Block / Street	Flat Type	Storey	Size	Price	PSF	Lease Left
125 Bt Batok Ctrl	Executive	04 TO 06	1,615	$920,000	$570	58 years 01 month
121 Bt Batok Ctrl	Executive	07 TO 09	1,615	$900,000	$557	57 years 10 months
344 Bt Batok St 34	Executive	01 TO 03	1,604	$850,000	$530	59 years 02 months
354 Bt Batok St 31	Executive	01 TO 03	1,658	$810,000	$489	59 years 10 months
405 Bt Batok West Ave 7	Executive	01 TO 03	1,615	$798,888	$495	65 years 10 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.

4-Room flats in Bukit Batok show a real lease-decay gap — units with 90+ years remaining trade at $673 psf against $491 psf for the under-60 band, a 27% 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

2-Room 3-Room 4-Room 5-Room Executive

Lease Band	N (Txn this mth)	Median Price	Median PSF
90+ years	12	$376,000	$801
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	9	$520,000	$710
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	10	$396,500	$556
under-60 years	23	$398,000	$552

Lease Band	N (Txn this mth)	Median Price	Median PSF
90+ years	34	$674,000	$673
80-89 years	0	No resale transactions lodged in the past 5 years for this size.
70-79 years	16	$604,888	$587
60-69 years	5012-mo avg · 50 transactions	$508,444	$509
under-60 years	23	$520,000	$491

Lease Band	N (Txn this mth)	Median Price	Median PSF
90+ years	33	$818,000	$661
80-89 years	0	No resale transactions lodged in the past 5 years for this size.
70-79 years	6	$707,500	$565
60-69 years	712-mo avg · 7 transactions	$670,000	$510
under-60 years	3112-mo avg · 31 transactions	$753,000	$504

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	$947,944	$624
60-69 years	1612-mo avg · 16 transactions	$843,900	$520
under-60 years	5	$850,000	$530

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.

03Rental MarketLatest available: Jul 2026 · HDB rental lodgements typically lag ~1 month behind resale

2-Room 3-Room 4-Room 5-Room Executive

Median Rent

$2,425/mo

Rent MoM

+1.0%

Leases This Month

10

Lease Volume MoM (vacancy proxy)

-41.2%

Rents holding steady (+1.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.

Top Streets — 2-Room Rentals

Street	Leases	Median Rent
Bt Batok West Ave 9	3	$1,500/mo
Bt Batok West Ave 8	2	$2,425/mo
Bt Batok West Ave 8	2	$2,550/mo

Median Rent

$2,800/mo

Rent MoM

+3.7%

Leases This Month

41

Lease Volume MoM (vacancy proxy)

-21.2%

Rents firming (+3.7% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.

Top Streets — 3-Room Rentals

Street	Leases	Median Rent
Bt Batok St 21	3	$2,800/mo
Bt Batok St 52	2	$2,700/mo
Bt Batok West Ave 2	2	$2,250/mo

Median Rent

$3,400/mo

Rent MoM

+3.0%

Leases This Month

47

Lease Volume MoM (vacancy proxy)

-7.8%

Rents firming (+3.0% MoM) on steady lease volume.

Top Streets — 4-Room Rentals

Street	Leases	Median Rent
Bt Batok St 21	2	$3,900/mo
Bt Batok St 24	2	$3,550/mo
Bt Batok St 34	2	$3,300/mo

Median Rent

$3,800/mo

Rent MoM

+0.0%

Leases This Month

23

Lease Volume MoM (vacancy proxy)

+43.8%

Rents holding steady (+0.0% MoM) on rising lease volume.

Top Streets — 5-Room Rentals

Street	Leases	Median Rent
Bt Batok West Ave 6	3	$4,100/mo
Bt Batok East Ave 6	2	$4,150/mo
Bt Batok St 22	2	$4,100/mo

Median Rent

$4,100/mo

Rent MoM

+10.8%

Leases This Month

6

Lease Volume MoM (vacancy proxy)

-14.3%

Rents firming (+10.8% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.

Top Streets — Executive Rentals

Street	Leases	Median Rent
Bt Batok Ctrl	2	$4,200/mo
Bt Batok Ctrl	1	$4,000/mo
Bt Batok East Ave 3	1	$4,600/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.

Ron's Read

Bukit Batok held its pricing in July 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. Anchor to recent comparables on both sides. Sentiment isn't driving this market right now — data is. That 27% 4-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.

05What It Means For You

What It Means For You

Buying Selling Renting

2-Room 3-Room 4-Room 5-Room Executive

Typical Entry Price

$405,001

vs Region Median PSF

+45.0%

Est. Gross Yield

~7.2%

Rental Range

$2,262–$2,500/mo

Rising (+5.0% MoM) — expect less room to negotiate on this flat type.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

Typical Entry Price

$410,998

vs Region Median PSF

+1.7%

Est. Gross Yield

~8.2%

Rental Range

$2,500–$2,900/mo

Rising (+2.5% MoM) — expect less room to negotiate on this flat type.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

Typical Entry Price

$602,643

vs Region Median PSF

+9.1%

Est. Gross Yield

~6.8%

Rental Range

$3,200–$3,600/mo

Flat — sentiment isn't driving this flat type right now, anchor to recent comparables.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

Typical Entry Price

$794,999

vs Region Median PSF

+18.4%

Est. Gross Yield

~5.7%

Rental Range

$3,525–$4,050/mo

Rising (+3.6% MoM) — expect less room to negotiate on this flat type.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

Typical Entry Price

$827,289

vs Region Median PSF

-7.2%

Est. Gross Yield

~5.9%

Rental Range

$4,000–$4,200/mo

Softening (-10.6% MoM) — a reasonable window to negotiate on this flat type.

Estimate only, based on this flat type's typical unit size and this month's rental medians. Not a guaranteed return.

Gross yield = annual rent ÷ purchase price.

Book a Consultation

2-Room 3-Room 4-Room 5-Room Executive

Resale Transactions

12

Exit Price Est.

$405,001

Exit Median PSF

$801

Rising (+5.0% MoM) — expect less room to negotiate on this flat type.

Rental steady, +1.0% MoM (10 leases last month). Currently +45.0% vs the region median.

Get a Free Valuation

Resale Transactions

42

Exit Price Est.

$410,998

Exit Median PSF

$562

Rising (+2.5% MoM) — expect less room to negotiate on this flat type.

Rental strong, +3.7% MoM — supports pricing (41 leases last month). Currently +1.7% vs the region median.

Get a Free Valuation

Resale Transactions

76

Exit Price Est.

$602,643

Exit Median PSF

$602

Flat (+1.7% MoM) — anchor to recent comparables.

Rental strong, +3.0% MoM — supports pricing (47 leases last month). Currently +9.1% vs the region median.

Get a Free Valuation

Resale Transactions

43

Exit Price Est.

$794,999

Exit Median PSF

$654

Rising (+3.6% MoM) — expect less room to negotiate on this flat type.

Rental steady, +0.0% MoM (23 leases last month). Currently +18.4% vs the region median.

Get a Free Valuation

Resale Transactions

6

Exit Price Est.

$827,289

Exit Median PSF

$512

Softening (-10.6% MoM) — buyers may push back on this flat type.

Rental strong, +10.8% MoM — supports pricing (6 leases last month). Currently -7.2% vs the region median.

Get a Free Valuation

2-Room 3-Room 4-Room 5-Room Executive

Median Rent

$2,425/mo

Low–High Range

$2,262–$2,500/mo

Est. Gross Yield

~7.2%

Rents holding steady (+1.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.

Street	Leases	Median Rent
Bt Batok West Ave 9	3	$1,500/mo
Bt Batok West Ave 8	2	$2,425/mo
Bt Batok West Ave 8	2	$2,550/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Median Rent

$2,800/mo

Low–High Range

$2,500–$2,900/mo

Est. Gross Yield

~8.2%

Rents firming (+3.7% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.

Street	Leases	Median Rent
Bt Batok St 21	3	$2,800/mo
Bt Batok St 52	2	$2,700/mo
Bt Batok West Ave 2	2	$2,250/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Median Rent

$3,400/mo

Low–High Range

$3,200–$3,600/mo

Est. Gross Yield

~6.8%

Rents firming (+3.0% MoM) on steady lease volume.

Street	Leases	Median Rent
Bt Batok St 21	2	$3,900/mo
Bt Batok St 24	2	$3,550/mo
Bt Batok St 34	2	$3,300/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Median Rent

$3,800/mo

Low–High Range

$3,525–$4,050/mo

Est. Gross Yield

~5.7%

Rents holding steady (+0.0% MoM) on rising lease volume.

Street	Leases	Median Rent
Bt Batok West Ave 6	3	$4,100/mo
Bt Batok East Ave 6	2	$4,150/mo
Bt Batok St 22	2	$4,100/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Median Rent

$4,100/mo

Low–High Range

$4,000–$4,200/mo

Est. Gross Yield

~5.9%

Rents firming (+10.8% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.

Street	Leases	Median Rent
Bt Batok Ctrl	2	$4,200/mo
Bt Batok Ctrl	1	$4,000/mo
Bt Batok East Ave 3	1	$4,600/mo

Low/High = P25–P75 rent range this month.

Talk Rental Strategy

Bukit Batok Town Pulse | July 2026 | HDB Resale & Rental

Top Streets by Volume

Price Bands by Flat Type

Top Transactions

Lease Decay Comparison

Unit Type Breakdown

Top Streets — 2-Room Rentals

Top Streets — 3-Room Rentals

Top Streets — 4-Room Rentals

Top Streets — 5-Room Rentals

Top Streets — Executive Rentals

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Top Streets by Volume

Price Bands by Flat Type

Top Transactions

Lease Decay Comparison

Unit Type Breakdown

Top Streets — 2-Room Rentals

Top Streets — 3-Room Rentals

Top Streets — 4-Room Rentals

Top Streets — 5-Room Rentals

Top Streets — Executive Rentals

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