169 Bukit Batok West Avenue 8 650169, Bukit Batok West, West Region, Singapore
$554,999
RARE & SPACIOUS 4-ROOM HDB | 1,119 SQFT | NEAR UPCOMING MRT 169 Bukit Batok West Avenue 8 If you’re looking for a large 4-room HDB that’s hard to find in today’s market, this unit is a must-see. *Unit Highlights* -Rare 1,119 sqft — unusually spacious for a 4-room flat -Mid-floor — bright, breezy & good privacy -Minimal built-ins — ideal blank canvas to renovate to your own taste -Efficient layout with well-proportioned rooms -Suitable for own-stay families or long-term buyers -Excellent Connectivity- -Approx. 150m walk to the upcoming Bukit Batok West MRT -Part of the Jurong Region Line (ready by 2028) -When completed, just 3 stops to Jurong East Interchange -Easy access to PIE, very convenient for drivers -Near Jurong East – Singapore’s 2nd CBD- -Close proximity to IMM, Westgate & JEM -Strong future growth and transformation in the Jurong region -Amenities & Daily Convenience- -Bukit Batok MRT & bus interchange just 6 bus stops away -West Mall for shopping, dining & essentials -Kopitiam & convenience store nearby -Wet market & hawker centres within walking distance -Ideal for Families- -3 primary schools within 1km -Jurong Primary School -Yuhua Primary School -Princess Elizabeth Primary School (just across the street) Rare large units like this are highly sought after — don’t miss this opportunity. Contact us today to arrange a viewing! Jeremy Quah 8898XXXX Shereen Ng 8102XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$423,256
S$378 psf
Asking Price
S$554,999
S$496 psf
vs Market
+31.1%
vs Last Done
+6.7%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Bukit Batok
1002m away
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$465
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$378
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 169 BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,184sqft | S$550,000 | ▲S$465 +23.0% vs FV | 99yr from 1984 |
Feb 2026 | Blk 169 BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,184sqft | S$550,000 | ▲S$465 +23.0% vs FV | 99yr from 1984 |
Blk 169 BT BATOK WEST AVE 8
Feb 2026 · Floor 04 TO 06
+23.0% vs FV
Blk 169 BT BATOK WEST AVE 8
Feb 2026 · Floor 04 TO 06
+23.0% vs FV
HELIOS AI Analysis
In the current landscape of the Bukit Batok HDB market, the valuation of the 4-room unit at an estimated value of $423,256, equating to $378 per square foot, presents a notable observation. With a remaining lease of 57 years, the property signals a robust investment opportunity, albeit with specific market dynamics at play. The valuation reflects a significant premium, sitting 31.1% above the baseline, indicating a strong demand relative to the limited supply in the vicinity.
However, it is essential to approach this valuation with caution, as the model confidence remains low, primarily due to the reliance on a single recent resale transaction in the area. This limited data could skew market perceptions, suggesting that while the property appears attractive, potential buyers should conduct thorough due diligence. The dynamics of the Bukit Batok HDB market, coupled with the remaining lease period, will be critical in shaping future trends and investment potential, warranting close attention from discerning buyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.