Bukit Batok is trading about 10% above the wider region median — that gap is worth understanding before you make a move here.
Volume eased slightly in Bukit Batok in June 2026, with 118 resale transactions compared to 125 in May. Month-on-month, the town median PSF softened 6.3% to $605 — giving buyers a softer entry point. The town sits above the regional median of $550 psf (+9.9%).
Verified as of 2 Aug 2026 · Latest resale data through Jun 2026 · Latest rental data through Jun 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 | $605 | — |
| West Region | $550 | -9.0% |
| Island Wide | $601 | -0.6% |
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 | 4 transactions | $683 |
| Bt Batok West Ave 9 | 3 transactions | $676 |
| Bt Batok St 41 | 3 transactions | $658 |
| Bt Batok West Ave 9 | 2 transactions | $745 |
| Bt Batok West Ave 8 | 2 transactions | $777 |
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 | 118 | $466,250 | $602,500 | $749,250 | $605 |
| 2-Room | 9 | $348,000 | $365,000 | $400,000 | $763 |
| 3-Room | 27 | $400,000 | $420,000 | $476,500 | $548 |
| 4-Room | 48 | $515,000 | $629,000 | $691,250 | $599 |
| 5-Room | 30 | $741,750 | $785,500 | $817,916 | $631 |
| Executive | 4 | $853,750 | $895,000 | $933,750 | $573 |
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.
June 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $605 median PSF represents a 6.3% dip against May's $645. Transaction count fell 6% from 125 to 118. If you're a buyer, this is a reasonable window to negotiate.
Bt Batok West Ave 9 led with 4 transactions (3% of all town resale) at a median $683 psf — 13% above the town median. Bt Batok West Ave 9 followed with 3 transactions.
4-Room flats led resale activity in June 2026, accounting for 48 of 118 transactions (41%) at a median $599 psf. That flat type's PSF moved 6.6% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 293C Bt Batok St 21 | 5-Room | 31 TO 33 | 1,216 | $1,025,000 | $843 | 91 years 07 months |
| 292B Bt Batok East Ave 6 | 5-Room | 25 TO 27 | 1,216 | $960,000 | $789 | 91 years 08 months |
| 223 Bt Batok East Ave 3 | Executive | 13 TO 15 | 1,572 | $945,000 | $601 | 58 years 01 month |
| 125 Bt Batok Ctrl | Executive | 07 TO 09 | 1,572 | $930,000 | $592 | 58 years 02 months |
| 467B Bt Batok West Ave 9 | 5-Room | 16 TO 18 | 1,216 | $870,000 | $715 | 94 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 467C Bt Batok West Ave 9 | 2-Room | 16 TO 18 | 506 | $408,000 | $806 | 94 years 02 months |
| 451A Bt Batok West Ave 6 | 2-Room | 22 TO 24 | 506 | $400,000 | $791 | 91 years 10 months |
| 464B Bt Batok West Ave 8 | 2-Room | 10 TO 12 | 506 | $400,000 | $791 | 94 years 02 months |
| 464B Bt Batok West Ave 8 | 2-Room | 10 TO 12 | 506 | $385,888 | $763 | 94 years 01 month |
| 460B Bt Batok West Ave 9 | 2-Room | 04 TO 06 | 517 | $365,000 | $706 | 93 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 377 Bt Batok St 31 | 3-Room | 19 TO 21 | 721 | $605,000 | $839 | 91 years 10 months |
| 467A Bt Batok West Ave 9 | 3-Room | 16 TO 18 | 732 | $548,000 | $749 | 94 years 01 month |
| 443D Bt Batok West Ave 8 | 3-Room | 13 TO 15 | 721 | $532,000 | $738 | 91 years 10 months |
| 460A Bt Batok West Ave 9 | 3-Room | 07 TO 09 | 732 | $510,000 | $697 | 92 years 11 months |
| 438C Bt Batok West Ave 8 | 3-Room | 10 TO 12 | 732 | $500,000 | $683 | 92 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 293D Bt Batok St 21 | 4-Room | 28 TO 30 | 1,001 | $800,000 | $799 | 91 years 08 months |
| 293D Bt Batok St 21 | 4-Room | 28 TO 30 | 1,001 | $791,000 | $790 | 91 years 08 months |
| 194B Bt Batok West Ave 6 | 4-Room | 13 TO 15 | 990 | $788,000 | $796 | 90 years 02 months |
| 621 Bt Batok Ctrl | 4-Room | 16 TO 18 | 969 | $768,000 | $793 | 76 years 06 months |
| 298 Bt Batok St 22 | 4-Room | 22 TO 24 | 1,076 | $730,000 | $678 | 70 years 02 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 293C Bt Batok St 21 | 5-Room | 31 TO 33 | 1,216 | $1,025,000 | $843 | 91 years 07 months |
| 292B Bt Batok East Ave 6 | 5-Room | 25 TO 27 | 1,216 | $960,000 | $789 | 91 years 08 months |
| 467B Bt Batok West Ave 9 | 5-Room | 16 TO 18 | 1,216 | $870,000 | $715 | 94 years 02 months |
| 623 Bt Batok Ctrl | 5-Room | 13 TO 15 | 1,270 | $848,888 | $668 | 70 years 02 months |
| 452A Bt Batok West Ave 6 | 5-Room | 13 TO 15 | 1,216 | $835,000 | $686 | 91 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 223 Bt Batok East Ave 3 | Executive | 13 TO 15 | 1,572 | $945,000 | $601 | 58 years 01 month |
| 125 Bt Batok Ctrl | Executive | 07 TO 09 | 1,572 | $930,000 | $592 | 58 years 02 months |
| 288B Bt Batok St 25 | Executive | 01 TO 03 | 1,550 | $860,000 | $555 | 70 years 07 months |
| 330 Bt Batok St 33 | Executive | 07 TO 09 | 1,582 | $835,000 | $528 | 59 years 04 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 $687 psf against $486 psf for the under-60 band, a 29% 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 | 9 | $365,000 | $763 |
| 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 | $500,000 | $683 |
| 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 | 9612-mo avg · 96 transactions | $406,500 | $556 |
| under-60 years | 15 | $410,000 | $540 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 22 | $684,500 | $687 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 5 | $650,000 | $592 |
| 60-69 years | 8 | $536,500 | $509 |
| under-60 years | 13 | $500,000 | $486 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 17 | $800,000 | $658 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 8 | $737,750 | $566 |
| 60-69 years | 912-mo avg · 9 transactions | $670,000 | $510 |
| under-60 years | 5 | $753,000 | $516 |
| 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 | 1712-mo avg · 17 transactions | $955,888 | $631 |
| 60-69 years | 1812-mo avg · 18 transactions | $849,000 | $530 |
| under-60 years | 3912-mo avg · 39 transactions | $855,000 | $541 |
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 (-4.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok West Ave 6 | 3 | $2,350/mo |
| Bt Batok West Ave 9 | 2 | $2,375/mo |
| Bt Batok West Ave 9 | 2 | $1,600/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok East Ave 4 | 2 | $2,700/mo |
| Bt Batok East Ave 4 | 2 | $2,650/mo |
| Bt Batok East Ave 5 | 2 | $2,800/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok St 21 | 2 | $3,275/mo |
| Bt Batok St 21 | 2 | $3,300/mo |
| Bt Batok St 21 | 2 | $3,600/mo |
Rents firming (+8.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok Ctrl | 1 | $3,700/mo |
| Bt Batok Ctrl | 1 | $3,400/mo |
| Bt Batok Ctrl | 1 | $4,000/mo |
Rents firming (+2.8% MoM) on steady lease volume.
Top Streets — Executive Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok East Ave 3 | 2 | $4,000/mo |
| Bt Batok East Ave 3 | 1 | $3,600/mo |
| Bt Batok St 21 | 1 | $3,600/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.
Bukit Batok saw both prices and volume ease in June 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 29% 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.
Softening (-3.7% MoM) — buyers may push back on this flat type.
Rental softening, -4.0% MoM — price with that in mind (17 leases last month). Currently +38.7% vs the region median.
Get a Free ValuationSoftening (-2.2% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (51 leases last month). Currently -0.4% vs the region median.
Get a Free ValuationSoftening (-6.6% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (50 leases last month). Currently +8.9% vs the region median.
Get a Free ValuationSoftening (-6.3% MoM) — buyers may push back on this flat type.
Rental strong, +8.6% MoM — supports pricing (16 leases last month). Currently +14.7% vs the region median.
Get a Free ValuationFlat — no clear month-on-month PSF signal yet for this flat type.
Rental strong, +2.8% MoM — supports pricing (7 leases last month). Currently +1.1% vs the region median.
Get a Free ValuationRents softening (-4.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok West Ave 6 | 3 | $2,350/mo |
| Bt Batok West Ave 9 | 2 | $2,375/mo |
| Bt Batok West Ave 9 | 2 | $1,600/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok East Ave 4 | 2 | $2,700/mo |
| Bt Batok East Ave 4 | 2 | $2,650/mo |
| Bt Batok East Ave 5 | 2 | $2,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok St 21 | 2 | $3,275/mo |
| Bt Batok St 21 | 2 | $3,300/mo |
| Bt Batok St 21 | 2 | $3,600/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+8.6% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok Ctrl | 1 | $3,700/mo |
| Bt Batok Ctrl | 1 | $3,400/mo |
| Bt Batok Ctrl | 1 | $4,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.8% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Bt Batok East Ave 3 | 2 | $4,000/mo |
| Bt Batok East Ave 3 | 1 | $3,600/mo |
| Bt Batok St 21 | 1 | $3,600/mo |
Low/High = P25–P75 rent range this month.
Talk Rental Strategy