Block 420 Bt Batok West Ave 2
420 Bt Batok West Ave 2, Singapore 650420
Block 420 Bt Batok West Ave 2 is an HDB block in Bukit Batok, completed in 1985, with 114 dwelling units. Across 174 resales on record, 3-Room flats have recently resold around S$375k (S$485 psf, 68 sqm). The lease has approximately 61 years remaining.
What are the key facts about Block 420 Bt Batok West Ave 2?
Block 420 Bt Batok West Ave 2 is an HDB block in Bukit Batok, completed in 1985, with 114 dwelling units.
- Town
- Bukit Batok
- Planning area
- Bukit Batok
- Completed
- 1985
- Storeys
- 12
- Total units
- 114
- Flat model
- New Generation
- Market segment
- OCR
- Median resale
- S$375k
- Last transacted
- Apr 2026
- Remaining lease
- ≈ 61 years
What are resale prices at Block 420 Bt Batok West Ave 2?
3-Room flats have recently resold around S$375k (S$485 psf), from 174 resales on record (HDB caveat data).
| Flat type | Resales | Median price | Size | PSF |
|---|---|---|---|---|
| 3-Room | 110 | S$334,000recent | 68 sqm | S$456 psf |
| 4-Room | 64 | S$340,000recent | 94 sqm | S$331 psf |
Live now: 7 flats listed for sale at this block (median asking S$390k) and 12 for rent (median S$1,200/mo) — search all listings.
“Recent” medians use the latest transactions; for older blocks the all-time median spans 30+ years and understates today’s price. Source: HDB resale caveats, through Apr 2026.
What rent and yield does Block 420 Bt Batok West Ave 2 get?
Flats at Block 420 Bt Batok West Ave 2 have recently sublet for a median of S$2,700/mo, an indicative gross rental yield of about 8.6% (from 22 recent rental contracts).
Median rent
S$2,700/mo
22 recent contracts
Gross rental yield
8.6%
indicative, gross
Annual rent
S$32,400
median × 12 months
| Flat type | Contracts | Median rent |
|---|---|---|
| 4-Room | 6 | S$3,300/mo |
| 3-Room | 16 | S$2,500/mo |
HDB subletting requires the flat owner to have met the 5-year Minimum Occupation Period (MOP), so the rental sample per block is small — treat the yield as indicative. Latest contract May 2026. Source: HDB rental (subletting) data.
What has recently sold at Block 420 Bt Batok West Ave 2?
Block 420 Bt Batok West Ave 2 has 174 recorded resales; the most recent transacted at S$490,000 in Apr 2026 (HDB caveat data).
| Date | Flat type | Storey | Size | Price |
|---|---|---|---|---|
| Apr 2026 | 4-Room | 01 TO 03 | 94 sqm | S$490,000 |
| Mar 2026 | 3-Room | 01 TO 03 | 68 sqm | S$385,000 |
| Dec 2025 | 4-Room | 07 TO 09 | 94 sqm | S$510,000 |
| Sept 2025 | 3-Room | 01 TO 03 | 68 sqm | S$375,000 |
| Mar 2025 | 3-Room | 04 TO 06 | 68 sqm | S$410,000 |
| Jan 2025 | 3-Room | 07 TO 09 | 68 sqm | S$373,000 |
| Nov 2024 | 4-Room | 10 TO 12 | 94 sqm | S$528,000 |
| Aug 2024 | 4-Room | 10 TO 12 | 94 sqm | S$480,000 |
| May 2023 | 3-Room | 07 TO 09 | 68 sqm | S$355,000 |
| May 2022 | 3-Room | 10 TO 12 | 68 sqm | S$345,000 |
| Apr 2022 | 3-Room | 04 TO 06 | 68 sqm | S$334,000 |
| Sept 2021 | 3-Room | 07 TO 09 | 68 sqm | S$325,000 |
What flat types are in Block 420 Bt Batok West Ave 2?
Block 420 Bt Batok West Ave 2 has 114 units, mostly 3-Room flats of the New Generation model.
Unit stock by flat type, from the HDB property information dataset.
Where is Block 420 Bt Batok West Ave 2?
Block 420 Bt Batok West Ave 2 is an HDB block in Bukit Batok.
Block 420 Bt Batok West Ave 2 is an HDB block located along Bt Batok West Ave 2. The block is recorded as completed around 1985, with up to 12 storeys. It has an estimated 114 residential units based on the HDB property information dataset. Flat types in the block include 3-room and 4-room units.
The address is Block 420 Bt Batok West Ave 2, Singapore 650420. It is part of District 23, Hillview / Dairy Farm / Bukit Panjang / Choa Chu Kang, the Bukit Batok planning area. The block falls within the West Region and the OCR market segment.
The nearest rail connection is Bukit Gombak MRT, approximately 800m away, around 12 minutes on foot. Nearby amenities include West Mall for shopping, NTUC Fairprice Co-operative Ltd for groceries, Bukit Batok West Hawker Centre for food options, Bukit Gombak Park for greenery and recreation, and Hong Kah North Community Club for community facilities.
How far is Block 420 Bt Batok West Ave 2 from MRT and schools?
The nearest MRT/LRT to Block 420 Bt Batok West Ave 2 is Bukit Gombak MRT, about 800 m away (~13 min walk). 4 schools are within 1 km, including 2 primary schools.
Getting around
- Bukit Gombak MRT800 m · ~13 min
Schools nearby
Flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Dunearn Secondary SchoolSecondary schoolwithin 1 km163 m
- St. Anthony's Primary SchoolPrimary schoolwithin 1 km · P1 priority425 m
- Dazhong Primary SchoolPrimary schoolwithin 1 km · P1 priority480 m
- Swiss Cottage Secondary SchoolSecondary schoolwithin 1 km568 m
- Lianhua Primary SchoolPrimary school1.3 km
- Hillgrove Secondary SchoolSecondary school1.4 km
- Millennia InstituteCentralised institute1.4 km
- Princess Elizabeth Primary SchoolPrimary school1.6 km
Shops, food & parks
Straight-line distances from the block. Source: PropKaki amenities data.
What does it cost to buy a flat at Block 420 Bt Batok West Ave 2?
Buying a flat at Block 420 Bt Batok West Ave 2 (~S$375k) needs about S$2,989/mo in income and S$1,408/mo in repayments, after S$5,850 stamp duty and a S$94k downpayment.
Illustrative, for a buyer at the recent median resale price (S$375k) — 25% downpayment (bank-loan basis), 25-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$5,850
BSD, tiered
Downpayment (25%)
S$94k
cash + CPF
Monthly instalment
S$1,408/mo
25y @ 3.5%
Income required
S$2,989/mo
MSR/TDSR @ stress rate
First-time HDB buyers pay no Additional Buyer’s Stamp Duty (ABSD) and may qualify for CPF Housing Grants of up to S$80,000+, which lower the cash required — these are not included above. An HDB concessionary loan also allows a smaller downpayment.
Wondering whether it will hold its value? See do HDB flats actually make money? →
Eyeing Block 420 Bt Batok West Ave 2? Ask what it's worth.
Recent transacted prices, what's nearby, and whether an asking price is fair.
PropKakiRecent sales at Block 420 Bt Batok West Ave 2 land close to the town median — fair value, no big premium.
Frequently asked questions about Block 420 Bt Batok West Ave 2
How much does a 3-Room flat at Block 420 Bt Batok West Ave 2 cost?⌄
3-Room flats at Block 420 Bt Batok West Ave 2 have recently resold for a median of about S$375k (S$485 psf), from 174 resales on record (HDB caveats). The exact price depends on the flat type, floor and remaining lease.
What are resale prices at Block 420 Bt Batok West Ave 2 by flat type?⌄
3-Room ≈ S$334k; 4-Room ≈ S$340k (median resale, HDB caveats).
Is Block 420 Bt Batok West Ave 2 worth buying given its remaining lease?⌄
Block 420 Bt Batok West Ave 2 has about 61 years left on its 99-year lease (completed 1985). That's a long runway, so CPF usage and bank financing are generally unrestricted. The figure is taken from the most recent transacted flat.
What is the rental yield at Block 420 Bt Batok West Ave 2?⌄
Gross rental yield at Block 420 Bt Batok West Ave 2 is about 8.6%, based on a median subletting rent of about S$2,700/mo against a resale price of about S$375k. HDB subletting requires the owner to have met the 5-year MOP, so the per-block sample is small — treat this as indicative.
How much do I need to earn to buy a flat at Block 420 Bt Batok West Ave 2?⌄
For a flat at about S$375k on a 25-year HDB-style loan, you'd need roughly S$2,989/mo in household income, with repayments around S$1,408/mo after a S$94k downpayment. First-timer grants of up to S$80,000+ (not included) lower the cash needed.
What is the nearest MRT to Block 420 Bt Batok West Ave 2?⌄
The nearest MRT/LRT station to Block 420 Bt Batok West Ave 2 is Bukit Gombak MRT, about 800 m away (~13 min walk).
Which primary schools are within 1 km of Block 420 Bt Batok West Ave 2?⌄
St. Anthony's Primary School, Dazhong Primary School are within 1 km of Block 420 Bt Batok West Ave 2 — flats within 1 km of a primary school qualify for Primary 1 (P1) registration priority.