Latest Sale
$490,000
2026-04 · 4 Room
How Much Is a Flat at Block 420 Bt Batok West Ave 2 Worth?
3 Room, 4 Room · Built 1988 · 61 years 01 month remaining MOP Cleared
Last updated: 13 Jun 2026
Median $/sqm
$4,234
Based on 28 txns
Total Txns
28
Since data available
5-Yr Trend
▲39.8%
vs 5 years ago
What Will You Actually Walk Away With?
Select your flat and storey. We'll calculate your estimated cash in hand, CPF refund, and all deductions — including accrued interest and resale levy.
Flat Type
Storey Band (closest to your floor)
How did you buy?
What are you thinking of buying next?
↑ Please select a storey band above to get your estimate.
Your Estimated Take-Home
▲ 39.8% 5-yr—
Cash
—
Yours to spend or invest freely
CPF Refund
—
Back to CPF OA — reusable for your next purchase
Market Value Estimate —
Est. Purchase Price
· Affects CPF accrued interest
−Deductions Breakdown —
Loan Type
Outstanding Loan (est.) —
CPF Principal (est.) —
CPF Accrued Interest (est.) —
+Selling Costs — view details →
Resale Levy
— Agent Commission (2%) —
Experienced agents often recover their fee through a higher sale price.
Conveyancing Lawyer (est.) −$500
Handles legal paperwork — choose HDB lawyer or private conveyancing firm
HDB Legal & Admin Fees
−$460 Transfer, mortgage discharge, title search, registration
Net Proceeds for Upgrade —
Market Demand
📊 Moderate activity — a specialist agent can position your flat to the right buyer.
Based on recent sales data · Updates monthly
Sold at this block (6mo)
3 flats ⚡
AVG. DAYS TO OFFER
~60 days
Transaction density proxy
BUYER DEMAND
4.9 / 10
Block Specialists
Connect with agents who know this block — coming soon.
Block Specialists
Connect with agents who know this block
Specialist 1
130 transactions in Bt Batok West Ave 2
Highest: $745,000
Specialist 2
130 transactions in Bt Batok West Ave 2
Highest: $745,000
Specialist 3
130 transactions in Bt Batok West Ave 2
Highest: $745,000
1 / 2
Specialist 1
130 transactions in Bt Batok West Ave 2
Highest: $745,000
Specialist 2
130 transactions in Bt Batok West Ave 2
Highest: $745,000
Specialist 3
130 transactions in Bt Batok West Ave 2
Highest: $745,000
Specialist 4
130 transactions in Bt Batok West Ave 2
Highest: $745,000
Specialist 5
130 transactions in Bt Batok West Ave 2
Highest: $745,000
Specialist 6
130 transactions in Bt Batok West Ave 2
Highest: $745,000
Agent profiles launching soon
Lease Clock
Act Soon 0 yrs 61 years left 99 yrs
Key threshold: 60 years
Buyers will face resale restrictions after MOP
Your block has 61 years of lease left. A buyer who purchases today and waits out their 5-year MOP will be selling a flat under 60 years — which means their buyers face CPF and loan limits. Savvy buyers know this. It shrinks your pool and puts downward pressure on price.
An experienced agent can help you find motivated buyers and close before this becomes a bigger factor.
Transaction History 28 total
| Date | Floor | Type | sqm | Price | $/sqm |
|---|---|---|---|---|---|
| 2026-04 | 01 TO 03 | 4 Room | 94 | $490,000 | $5,213 |
| 2026-03 | 01 TO 03 | 3 Room | 68 | $385,000 | $5,662 |
| 2025-12 | 07 TO 09 | 4 Room | 94 | $510,000 | $5,426 |
| 2025-09 | 01 TO 03 | 3 Room | 68 | $375,000 | $5,515 |
| 2025-03 | 04 TO 06 | 3 Room | 68 | $410,000 | $6,029 |
| 2025-01 | 07 TO 09 | 3 Room | 68 | $373,000 | $5,485 |
| 2024-11 | 10 TO 12 | 4 Room | 94 | $528,000 | $5,617 |
| 2024-08 | 10 TO 12 | 4 Room | 94 | $480,000 | $5,106 |
| 2023-05 | 07 TO 09 | 3 Room | 68 | $355,000 | $5,221 |
| 2022-05 | 10 TO 12 | 3 Room | 68 | $345,000 | $5,074 |
| 2022-04 | 04 TO 06 | 3 Room | 68 | $334,000 | $4,912 |
| 2021-09 | 07 TO 09 | 3 Room | 68 | $325,000 | $4,779 |
| 2021-08 | 04 TO 06 | 3 Room | 68 | $317,000 | $4,662 |
| 2021-07 | 10 TO 12 | 3 Room | 68 | $300,888 | $4,425 |
| 2020-12 | 01 TO 03 | 4 Room | 94 | $335,000 | $3,564 |
| 2020-02 | 07 TO 09 | 4 Room | 94 | $327,000 | $3,479 |
| 2020-01 | 01 TO 03 | 4 Room | 94 | $310,000 | $3,298 |
| 2020-01 | 07 TO 09 | 4 Room | 94 | $325,000 | $3,457 |
| 2019-12 | 04 TO 06 | 3 Room | 68 | $247,000 | $3,632 |
| 2019-06 | 01 TO 03 | 3 Room | 68 | $228,000 | $3,353 |
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About Block 420 Bt Batok West Ave 2
Flats at Block 420 Bt Batok West Ave 2 have been selling at a median of $5,433/sqm — down 1.5% over the last 6 months, mainly 4-room flats at $500,000 median, with 3 transactions recorded.
The block is a 19-minute walk from Bukit Gombak MRT Station (767m), and is near the nearest hawker centre not listed; It is also near St. Anthony'S Primary School (26590m, 320 min walk) and Dazhong Primary School (923m, 12 min walk).
All data is sourced from data.gov.sg and updated daily.
What's Near Block 420 Bt Batok West Ave 2?
Facilities and transport within a 15-minute walk. Walking times are route-based.
Nearby Schools
DAZHONG PRIMARY SCHOOL 923m · 12 min
Community Facilities
Hong Kah North CC 1088m · 14 min
Other Blocks on Bt Batok West Ave 2
Frequently Asked Questions
How much is a flat at Block 420 Bt Batok West Ave 2?
Based on 28 recorded transactions, the median resale price ranges from $308,944 (3 Room) to $337,500 (4 Room). The most recent sale was $490,000 in 2026-04.
Median by flat type (last 24 months)
Flat Type Most Recent Median
3 Room $380,000
4 Room $500,000
What is my flat worth at Block 420?
The overall median resale price at Block 420 Bt Batok West Ave 2 is $440,000. Prices have risen 39.8% over the past 5 years.
How much cash will I actually receive when I sell my flat at Block 420?
Your gross sale proceeds are what the buyer pays. From that, three things are deducted: your outstanding loan, your CPF principal (all CPF savings used for the flat, returned to your CPF OA), and CPF accrued interest (the interest CPF calculates on those savings at 2.5% p.a., compounded annually). What remains after these deductions is your cash in hand. Use the What's Your Flat Worth? calculator above to estimate your actual cash take-home based on Block 420 prices.
What is CPF accrued interest and why does it reduce my sale proceeds?
When you buy a flat using CPF, those funds are considered a loan from your CPF OA to yourself. When you sell, CPF Board requires you to return the principal plus the interest those funds would have earned had they stayed in your OA — currently 2.5% per annum, compounded. This is not a penalty or a fee paid to anyone; the money goes back into your CPF OA. However, it does reduce your cash proceeds — and the longer you have owned the flat, the larger the accrued amount. Use the CPF Accrued Interest Calculator above to estimate your deduction before you decide to sell.
How active is the resale market at Block 420?
Block 420 has recorded 28 resale transactions — roughly 1.2 sales per month over the past 24 months. The latest transaction closed in 2026-04.
What flat types are available at Block 420?
Block 420 Bt Batok West Ave 2 has 3 Room, 4 Room units. Median prices range from $308,944 to $337,500.
How much can I unlock to upgrade if I sell my HDB at Block 420?
Selling to upgrade means planning both timelines and funds. Your proceeds split into cash in hand (for your next downpayment and transition costs) and CPF refund (returned to CPF OA). Use the What's Your Flat Worth? calculator above to estimate the equity you can deploy for your next home.
What is the remaining lease for Block 420?
Block 420 was built in 1988 with a 99-year lease. It has approximately 61 years 01 month remaining.
Does Block 420's remaining lease affect its resale value?
At 61 years remaining, most buyers still qualify for full CPF usage. Buyers in their late 30s or older may see slight CPF caps depending on their age, but the effect on your buyer pool is small. Pricing at market rate remains straightforward.
When can I sell my flat at Block 420 Bt Batok West Ave 2?
Flats at Block 420 Bt Batok West Ave 2 have cleared their 5-year Minimum Occupation Period (MOP) and are eligible for resale on the open market. You can list your flat now.
How long does it take to sell an HDB flat?
The standard HDB resale process takes approximately 8–12 weeks from granting the Option to Purchase (OTP) to the completion appointment. This includes HDB resale application, HDB valuation, CPF usage approval, and final appointment scheduling.
Can I sell my HDB flat without an agent?
Yes — HDB's resale portal allows you to handle the transaction yourself. However, for owners upgrading to their next home, an experienced agent helps align pricing, buyer negotiation, and completion timing so your next purchase is less exposed to delays. The typical 1–2% commission is often recovered through a stronger sale outcome.
What are the costs of selling an HDB flat?
Typical costs for a seller:
Agent commission ~1–2% of sale price
Legal / conveyancing ~S$500 (HDB) or ~S$2,000 (private)
HDB admin fee S$80
Resale levy S$15,000–S$55,000 (if applicable)
Seller stamp duty None (after MOP)
Total (est.) on $380,000 excl. levy $8,180 to $9,680