Bukit Batok is trading about 18% above the wider region median — that gap is worth understanding before you make a move here.
Volume held broadly steady in Bukit Batok in May 2026, with 125 resale transactions compared to 125 in April. Month-on-month, the town median PSF softened 1.6% to $645 — giving buyers a softer entry point. The town sits above the regional median of $547 psf (+18.0%).
Verified as of 2 Aug 2026 · Latest resale data through May 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 | $645 | — |
| West Region | $547 | -15.2% |
| Island Wide | $602 | -6.7% |
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 | 5 transactions | $758 |
| Bt Batok West Ave 9 | 5 transactions | $679 |
| Bt Batok West Ave 9 | 4 transactions | $679 |
| Bt Batok West Ave 8 | 3 transactions | $649 |
| Bt Batok St 21 | 3 transactions | $551 |
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 | 125 | $465,000 | $620,000 | $779,888 | $645 |
| 2-Room | 8 | $372,500 | $396,500 | $404,625 | $792 |
| 3-Room | 31 | $392,500 | $423,000 | $522,944 | $560 |
| 4-Room | 51 | $540,944 | $645,888 | $680,000 | $641 |
| 5-Room | 29 | $779,888 | $819,000 | $860,000 | $673 |
| Executive | 6 | $810,000 | $882,500 | $951,250 | $563 |
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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $645 median PSF represents a 1.6% dip against April's $656. Transaction count was broadly unchanged at 125. Both sides should anchor to recent comparables.
Bt Batok West Ave 9 led with 5 transactions (4% of all town resale) at a median $758 psf — 18% above the town median. Bt Batok West Ave 9 followed with 5 transactions.
4-Room flats led resale activity in May 2026, accounting for 51 of 125 transactions (41%) at a median $641 psf. That flat type's PSF moved 3.5% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 121 Bt Batok Ctrl | Executive | 10 TO 12 | 1,615 | $968,000 | $600 | 58 years |
| 121 Bt Batok Ctrl | Executive | 16 TO 18 | 1,615 | $955,000 | $591 | 58 years |
| 194A Bt Batok West Ave 6 | 5-Room | 16 TO 18 | 1,206 | $950,000 | $788 | 90 years 03 months |
| 289A Bt Batok St 25 | Executive | 10 TO 12 | 1,550 | $940,000 | $606 | 70 years 08 months |
| 296C Bt Batok St 22 | 5-Room | 10 TO 12 | 1,238 | $938,000 | $758 | 90 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 467C Bt Batok West Ave 9 | 2-Room | 16 TO 18 | 506 | $420,000 | $830 | 94 years 03 months |
| 468B Bt Batok West Ave 9 | 2-Room | 10 TO 12 | 506 | $408,000 | $806 | 94 years 02 months |
| 450D Bt Batok West Ave 6 | 2-Room | 10 TO 12 | 506 | $403,500 | $798 | 91 years 10 months |
| 467C Bt Batok West Ave 9 | 2-Room | 16 TO 18 | 506 | $398,000 | $787 | 94 years 03 months |
| 448A Bt Batok West Ave 9 | 2-Room | 13 TO 15 | 506 | $395,000 | $781 | 91 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 296B Bt Batok St 22 | 3-Room | 13 TO 15 | 732 | $575,888 | $787 | 90 years 11 months |
| 467C Bt Batok West Ave 9 | 3-Room | 16 TO 18 | 732 | $555,000 | $758 | 94 years 03 months |
| 467C Bt Batok West Ave 9 | 3-Room | 16 TO 18 | 732 | $540,000 | $738 | 94 years 03 months |
| 451A Bt Batok West Ave 6 | 3-Room | 22 TO 24 | 721 | $535,000 | $742 | 91 years 10 months |
| 467A Bt Batok West Ave 9 | 3-Room | 07 TO 09 | 732 | $535,000 | $731 | 94 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 296B Bt Batok St 22 | 4-Room | 25 TO 27 | 990 | $848,000 | $856 | 90 years 11 months |
| 293B Bt Batok St 21 | 4-Room | 34 TO 36 | 990 | $820,000 | $828 | 91 years 09 months |
| 293A Bt Batok St 21 | 4-Room | 25 TO 27 | 1,001 | $798,888 | $798 | 91 years 09 months |
| 292B Bt Batok East Ave 6 | 4-Room | 19 TO 21 | 1,001 | $795,000 | $794 | 91 years 09 months |
| 293C Bt Batok St 21 | 4-Room | 31 TO 33 | 990 | $785,000 | $793 | 91 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 194A Bt Batok West Ave 6 | 5-Room | 16 TO 18 | 1,206 | $950,000 | $788 | 90 years 03 months |
| 296C Bt Batok St 22 | 5-Room | 10 TO 12 | 1,238 | $938,000 | $758 | 90 years 11 months |
| 296C Bt Batok St 22 | 5-Room | 07 TO 09 | 1,238 | $920,000 | $743 | 90 years 11 months |
| 293B Bt Batok St 21 | 5-Room | 13 TO 15 | 1,216 | $910,000 | $748 | 91 years 08 months |
| 296A Bt Batok St 22 | 5-Room | 07 TO 09 | 1,238 | $892,000 | $721 | 90 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 121 Bt Batok Ctrl | Executive | 10 TO 12 | 1,615 | $968,000 | $600 | 58 years |
| 121 Bt Batok Ctrl | Executive | 16 TO 18 | 1,615 | $955,000 | $591 | 58 years |
| 289A Bt Batok St 25 | Executive | 10 TO 12 | 1,550 | $940,000 | $606 | 70 years 08 months |
| 542 Bt Batok St 52 | Executive | 04 TO 06 | 1,582 | $825,000 | $521 | 59 years 07 months |
| 125 Bt Batok Ctrl | Executive | 04 TO 06 | 1,507 | $805,000 | $534 | 58 years 02 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 $677 psf against $492 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
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 8 | $396,500 | $792 |
| 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 | 11 | $530,000 | $724 |
| 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 | 10012-mo avg · 100 transactions | $406,000 | $559 |
| under-60 years | 16 | $404,500 | $541 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 30 | $676,500 | $677 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 4912-mo avg · 49 transactions | $600,000 | $579 |
| 60-69 years | 5 | $500,000 | $509 |
| under-60 years | 13 | $530,000 | $492 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 21 | $825,000 | $679 |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 5 | $738,000 | $581 |
| 60-69 years | 1012-mo avg · 10 transactions | $670,444 | $511 |
| under-60 years | 2812-mo avg · 28 transactions | $767,500 | $524 |
| 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 | 1812-mo avg · 18 transactions | $956,944 | $631 |
| 60-69 years | 1912-mo avg · 19 transactions | $848,000 | $521 |
| under-60 years | 5 | $825,000 | $534 |
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 held its pricing in May 2026 with minimal movement. That kind of stability reflects a balanced market — neither side holds strong leverage. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. 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.
Rising (+5.0% MoM) — expect less room to negotiate on this flat type.
Rental softening, -4.0% MoM — price with that in mind (17 leases last month). Currently +44.8% vs the region median.
Get a Free ValuationFlat (-1.3% MoM) — anchor to recent comparables.
Rental steady, +0.0% MoM (51 leases last month). Currently +2.4% vs the region median.
Get a Free ValuationSoftening (-3.5% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (50 leases last month). Currently +17.2% vs the region median.
Get a Free ValuationRising (+3.3% MoM) — expect less room to negotiate on this flat type.
Rental strong, +8.6% MoM — supports pricing (16 leases last month). Currently +23.1% vs the region median.
Get a Free ValuationSoftening (-6.4% MoM) — buyers may push back on this flat type.
Rental strong, +2.8% MoM — supports pricing (7 leases last month). Currently +2.9% 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.
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