Blk 417 Bt Batok West Ave 4 is an HDB block in Bukit Batok (completed in 1985, 12 storeys, 132 units). As of Jul 2026, its median resale price over the last 24 months is $420,000, about 31% below the Bukit Batok median, from 7 sales. 238 resale transactions have been recorded here since 1990.
Explore this block on the interactive map →| Town | Bukit Batok |
|---|---|
| Completed | 1985 |
| Lease from | 1986 |
| Storeys | 12 |
| Dwelling units | 132 |
| Unit mix (sold) | 3-room ×66 · 4-room ×66 |
| Recorded resales | 238 since 1990 |
| Flat type | Median price | Median $/m² | Sales |
|---|---|---|---|
| 3-Room | $420,000 | $5,753/m² | 5 |
| 4-Room | $535,000 | $5,194/m² | 2 |
Median monthly rent at this block: $2,750/mo (6 rental contracts, last 12 months).
Estimated gross rental yield: ~7.9% (Bukit Batok average: ~5.9%) — annual median rent over median resale price, before taxes, fees and vacancy.
On price per square metre, this block is cheaper than 70% of Bukit Batok blocks with recent sales.
For a typical 4-room flat here, our price model estimates $466,622–$521,984 (central estimate $494,303). Recent sales — median $484,361 — sit within that range. The model explains 94% of resale prices with a typical error of ±6%. Indicative only — not an official valuation.
| Year | Median (nominal) | Median (today's $) | Sales |
|---|---|---|---|
| 1991 | $58,000 | $104,972 | 7 |
| 1992 | $60,000 | $106,208 | 3 |
| 1993 | $87,500 | $151,418 | 8 |
| 1994 | $158,500 | $266,051 | 10 |
| 1995 | $152,000 | $250,814 | 10 |
| 1996 | $231,000 | $375,981 | 18 |
| 1997 | $295,000 | $470,630 | 11 |
| 1998 | $162,500 | $259,952 | 20 |
| 1999 | $145,000 | $231,902 | 15 |
| 2000 | $145,000 | $228,816 | 9 |
| 2001 | $141,000 | $220,271 | 9 |
| 2002 | $207,000 | $324,649 | 3 |
| 2003 | $210,000 | $327,754 | 7 |
| 2004 | $197,500 | $303,176 | 10 |
| 2005 | $188,000 | $287,234 | 11 |
| 2006 | $166,000 | $251,194 | 8 |
| 2007 | $160,000 | $237,112 | 5 |
| 2008 | $210,000 | $291,844 | 3 |
| 2009 | $218,500 | $301,881 | 9 |
| 2010 | $288,500 | $387,629 | 4 |
| 2011 | $290,000 | $370,202 | 3 |
| 2012 | $309,500 | $377,788 | 4 |
| 2013 | $325,000 | $387,547 | 1 |
| 2014 | $356,500 | $420,759 | 4 |
| 2015 | $350,000 | $415,258 | 8 |
| 2016 | $340,000 | $405,540 | 5 |
| 2017 | $270,000 | $320,199 | 5 |
| 2018 | $254,500 | $300,500 | 2 |
| 2019 | $339,000 | $398,014 | 2 |
| 2020 | $250,000 | $294,027 | 3 |
| 2021 | $320,000 | $367,835 | 5 |
| 2022 | $395,000 | $427,817 | 4 |
| 2023 | $420,000 | $433,920 | 3 |
| 2024 | $488,000 | $492,407 | 2 |
| 2025 | $420,000 | $420,000 | 6 |
| 2026 | $490,000 | $490,000 | 1 |
| Record sale | $580,000 (4-Room, 2025-04) |
|---|---|
| First recorded sale | $43,000 (1991-03) |
| Busiest year | 1998 · 20 sales |
| 10-year change (real) | +21% (+1.9%/yr, 2016→2026) |
| Total transacted | $53.4M across 238 sales |
| Month | Flat type | Storey | Area (m²) | Price |
|---|---|---|---|---|
| 2026-03 | 4-Room | 04 TO 06 | 103 | $490,000 |
| 2025-10 | 3-Room | 04 TO 06 | 73 | $403,000 |
| 2025-10 | 3-Room | 07 TO 09 | 73 | $420,000 |
| 2025-10 | 3-Room | 10 TO 12 | 73 | $435,000 |
| 2025-05 | 3-Room | 07 TO 09 | 73 | $420,000 |
| 2025-05 | 3-Room | 10 TO 12 | 73 | $402,888 |
| 2025-04 | 4-Room | 10 TO 12 | 103 | $580,000 |
| 2024-07 | 4-Room | 01 TO 03 | 103 | $468,000 |
| 2024-03 | 4-Room | 07 TO 09 | 103 | $508,000 |
| 2023-10 | 3-Room | 10 TO 12 | 73 | $365,000 |
| 2023-07 | 4-Room | 07 TO 09 | 103 | $498,000 |
| 2023-01 | 4-Room | 01 TO 03 | 103 | $420,000 |
| 2022-10 | 4-Room | 01 TO 03 | 107 | $442,000 |
| 2022-10 | 4-Room | 10 TO 12 | 103 | $480,000 |
| 2022-08 | 3-Room | 10 TO 12 | 73 | $348,000 |
| 2022-07 | 3-Room | 04 TO 06 | 73 | $343,500 |
| 2021-10 | 3-Room | 10 TO 12 | 73 | $320,000 |
| 2021-10 | 4-Room | 04 TO 06 | 103 | $395,000 |
| 2021-08 | 4-Room | 04 TO 06 | 103 | $408,000 |
| 2021-07 | 3-Room | 04 TO 06 | 73 | $230,000 |
| Block | Median (24 mo) | Median $/m² |
|---|---|---|
| 1. Blk 415 | $450,000 | $5,294/m² |
| 2. Blk 408 | $444,444 | $5,519/m² |
| 3. Blk 414 | $425,000 | $5,582/m² |
| 4. Blk 411 | $420,000 | $5,335/m² |
| 5. Blk 417 | $420,000 | $5,631/m² |
| 6. Blk 416 | $417,500 | $5,616/m² |
| 7. Blk 410 | $400,000 | $5,853/m² |
| 8. Blk 409 | $391,500 | $5,441/m² |
| 9. Blk 407 | $365,000 | $5,368/m² |
The median resale price over the last 24 months is $420,000 (7 sales, as of Jul 2026). See the by-type table above for 3-room vs 4-room medians.
For a typical 4-room flat here, our price model estimates $466,622–$521,984 (central estimate $494,303). Recent sales — median $484,361 — sit within that range.
The median monthly rent is $2,750/mo over the last 12 months (6 contracts).
The block was completed in 1985 and its 99-year lease runs from 1986.