West Plains @ Bukit Batok After MOP: What 245 Resales Sold For, Block by Block
West Plains, the 1,962-unit estate beside Le Quest that launched in the February 2016 BTO exercise, has been clearing MOP block by block since 2025, and 158 of its 245 registered resales landed in 2026. Four-room flats, all 93 sqm, sold between $585,000 and $782,000. This guide shows what explains that $197,000 gap across the ten blocks, and what your own unit should fetch.
West Plains @ Bukit Batok (1,962 units in ten blocks of 16 to 19 storeys: 463A–463B Bukit Batok Street 41, 464A–464B West Avenue 8 and 467A–468B West Avenue 9) reached MOP across 2025 and 2026. 245 flats have resold since April 2025, 158 of them this year. Four-room flats sold for a median of $668,000 (range $585,000 to $782,000), five-room for a median of $819,500, three-room $520,000 and two-room $390,000. Block and storey explain most of the four-room spread; the West Avenue 9 blocks beside Le Quest have resold most.
Ten blocks, three streets, 245 sales
West Plains was built to grow Bukit Batok’s population, and it has: close to two thousand households, a Sheng Siong, an eating house and a preschool inside the estate, Le Quest mall across the road, and Bukit Gombak or Bukit Batok MRT about fifteen minutes on foot. It is not a station-doorstep estate, and the register prices it accordingly: this is value Bukit Batok, not Bukit Timah.
The ten blocks did not reach MOP on the same day, which is why resales started in April 2025 and only became a proper market in 2026. The West Avenue 9 blocks, 467A to 468B, account for 107 of the 245 sales; the Street 41 and Avenue 8 blocks are thinner. Every flat type has now resold, so there is a real comparable for almost any unit here.
All resales by flat type · HDB resale register via data.gov.sg, captured 8 Oct 2026
| Flat type | Sold | Median | Range |
|---|---|---|---|
| 2-room (38 / 47 sqm) | 32 | $390,000 | $345,000 – $425,000 |
| 3-room (68 sqm) | 34 | $520,000 | $470,000 – $555,000 |
| 4-room (93 sqm) | 99 | $668,000 | $585,000 – $782,000 |
| 5-room (113 sqm) | 80 | $819,500 | $700,000 – $888,000 |
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Height is worth about $60,000 on a four-room here
99 four-room flats have resold, all 93 sqm. On floors 1 to 6 the median is $630,000; on floors 13 to 19 it is $690,000. The blocks rise to 19 storeys, so the top third clears the neighbouring roofs rather than looking into the next block, and buyers have been paying a steady premium for that.
Four-room flats by storey band · HDB resale register via data.gov.sg, captured 8 Oct 2026
| Storey band | Sold | Median price | Range |
|---|---|---|---|
| Floors 1–6 | 33 | $630,000 | $585,000 – $690,000 |
| Floors 7–12 | 37 | $670,000 | $632,000 – $710,888 |
| Floors 13–19 | 29 | $690,000 | $660,888 – $782,000 |
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If you are on floor 13 or above, the market has been paying you a premium whether or not your agent priced one in. If you are on the lower floors, pricing as though you were mid-block is the fastest route to three months unsold.
Block and street: a $40,000 spread
Group the four-room sales by block and the strongest, 463A on Bukit Batok St 41, has a median of $685,000; the weakest, 467A on West Ave 9, sits at $645,000. Across three streets the differences are real: distance to Le Quest and the bus stops, which blocks face the main roads, and which get the afternoon sun.
Four-room flats by block · HDB resale register via data.gov.sg, captured 8 Oct 2026
| Block | Sold | Median price | Median psf |
|---|---|---|---|
| Block 463A | 13 | $685,000 | $684 |
| Block 468A | 10 | $680,000 | $679 |
| Block 467B | 14 | $680,000 | $679 |
| Block 463B | 18 | $671,000 | $670 |
| Block 464B | 11 | $660,000 | $659 |
| Block 464A | 18 | $645,000 | $644 |
| Block 467A | 15 | $645,000 | $644 |
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Blocks with only a handful of recorded sales are shown for completeness but should not be read as a reliable median.
The two-room and three-room flats
West Plains is unusual among new-MOP estates for how many small flats have already resold: 32 two-room (38 and 47 sqm) and 34 three-room (68 sqm). Two-rooms sold between $345,000 and $425,000, median $390,000; three-rooms between $470,000 and $555,000, median $520,000. Many of these are 2-room Flexi flats bought by singles who are now eligible to sell, and the buyers are often singles too, which keeps these prices resilient even as the four-room market widens.
The latest transactions: August to October 2026
A median across eighteen months hides the fact that the market moved. The rows below are what West Plains flats actually fetched in the last three months, which is the only benchmark a buyer will accept from you.
These are the 29 most recent registered sales, newest month first and highest price first within each month. Completed transactions, with floor and block attached, so you can find the row closest to your own unit.
Registered resales, August to October 2026 · HDB resale register via data.gov.sg, captured 8 Oct 2026
| Month | Block | Type | Storey | Price | psf |
|---|---|---|---|---|---|
| Oct 2026 | Blk 463A | 5-room | 13–15 | $820,000 | $674 |
| Oct 2026 | Blk 464A | 5-room | 01–03 | $710,000 | $584 |
| Oct 2026 | Blk 468A | 2-room | 16–18 | $425,000 | $840 |
| Sep 2026 | Blk 467B | 5-room | 13–15 | $838,000 | $689 |
| Sep 2026 | Blk 464A | 5-room | 13–15 | $830,000 | $682 |
| Sep 2026 | Blk 467B | 5-room | 07–09 | $805,000 | $662 |
| Sep 2026 | Blk 467B | 5-room | 01–03 | $755,000 | $621 |
| Sep 2026 | Blk 463A | 4-room | 10–12 | $710,888 | $710 |
| Sep 2026 | Blk 467A | 4-room | 13–15 | $688,000 | $687 |
| Sep 2026 | Blk 464B | 4-room | 16–18 | $660,888 | $660 |
| Sep 2026 | Blk 464A | 4-room | 01–03 | $638,000 | $637 |
| Sep 2026 | Blk 467A | 4-room | 04–06 | $625,000 | $624 |
| Sep 2026 | Blk 467B | 4-room | 01–03 | $608,000 | $607 |
| Sep 2026 | Blk 468B | 3-room | 10–12 | $490,000 | $669 |
| Sep 2026 | Blk 468B | 3-room | 04–06 | $485,000 | $663 |
| Sep 2026 | Blk 467C | 2-room | 01–03 | $365,000 | $721 |
| Aug 2026 | Blk 463A | 5-room | 16–18 | $845,000 | $695 |
| Aug 2026 | Blk 467B | 5-room | 10–12 | $830,000 | $682 |
| Aug 2026 | Blk 467B | 5-room | 10–12 | $825,000 | $678 |
| Aug 2026 | Blk 467B | 4-room | 16–18 | $680,000 | $679 |
| Aug 2026 | Blk 464A | 4-room | 07–09 | $670,000 | $669 |
| Aug 2026 | Blk 468A | 4-room | 04–06 | $645,000 | $644 |
| Aug 2026 | Blk 464A | 4-room | 07–09 | $639,000 | $638 |
| Aug 2026 | Blk 467A | 4-room | 01–03 | $610,000 | $609 |
| Aug 2026 | Blk 467A | 4-room | 01–03 | $608,000 | $607 |
| Aug 2026 | Blk 468B | 3-room | 04–06 | $485,000 | $663 |
| Aug 2026 | Blk 467C | 2-room | 07–09 | $390,000 | $771 |
| Aug 2026 | Blk 468B | 2-room | 13–15 | $375,000 | $741 |
| Aug 2026 | Blk 467C | 2-room | 01–03 | $350,000 | $856 |
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Range across these 29 sales: $350,000 to $845,000. Prices register roughly three to eight weeks after the agreement, so October is still filling in.
Flat types inside this window: 2-room ×5, 3-room ×3, 4-room ×12, 5-room ×9.
What a West Plains sale actually leaves you
A four-room at the median, $668,000, does not put $668,000 in your pocket. The outstanding loan comes off first, then the CPF you used for the downpayment and every monthly instalment, then the 2.5% a year accrued interest on all of it. Bought at 2016 BTO prices and sold now, the gain is real, but the cash balance after CPF is made whole is what sets the budget for the next home, and it is smaller than most owners expect until they see the statement.
Work it through with the CPF refund and accrued interest guide. Weighing a private condo next? The HDB-to-condo upgrade guide maps the ABSD clock and the sell-first timeline, and the affordability calculator turns your net proceeds into a loan ceiling. If an executive condo is the plan, the EC hub has every launch and the eligibility checker.
Sell now, or wait?
The honest read: with 245 sales on the register, West Plains is already past the scarcity phase that newer MOP estates enjoy. Buyers can compare, and they do. What still sells quickly is a well-presented unit priced against its own block and floor, not against the estate-wide high. The 2016 BTO cohort across Bukit Batok is reaching MOP around the same time, so supply in the town is rising through 2027.
If your unit is a high floor in a strong block, there is no pressure; price at the top of the band and let the buyer come to you. If it is a low floor in a weaker block, the right move is to price honestly now rather than chase the market down next year.
Where these numbers come from
Every figure on this page comes from 245 completed resale transactions registered with HDB between April 2025 and October 2026. The source is HDB’s own resale register, published through data.gov.sg — the same data behind the Resale Flat Prices e-Service. Nothing here is a listing price, an asking price or an estimate. Captured 8 Oct 2026.
Registered prices lag the actual agreement by roughly three to eight weeks, so the most recent month is always incomplete and will fill in later.
Which end of the range is your flat on?
Send me your block and floor and I will place your unit against the 245 West Plains flats that have already sold, the actual comparable transactions rather than a portal estimate. No obligation, and I will tell you plainly if waiting is the better call.