468a Bukit Batok West Avenue 9 651468, Brickworks, West Region, Singapore
$705,000
This flat is a 4 Rooms HDB for sale in 468A Bukit Batok West Avenue 9, a stunning HDB Resale Flat in Singapore. Key features ● Excellent condition ● Efficient layout ● Squarish layout ● Bright and airy ● Corner unit ● Windy ● Open concept kitchen ● Convenient location Searching for a property in Singapore? Look no further than this stunning HDB for Sale in Bukit Batok. Located in Bukit Batok HDB Estate, this development is part of District 23. Completed in 2020, West Plains @ Bukit Batok is a 99 year leasehold HDB Development with a total of 1655 units. It has a total of 18 floors and is one of 23 HDB Blocks on Bukit Batok West Avenue 9. If you are looking for a property in the Bukit Batok, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • After Lamppost 83 (478 m) - 7 mins walk • 9 bus stops within 1 km ⭑ Nearby Grocery Stores • 7 grocery stores within 1 km ⭑ Nearby Schools • Advanced Montessori Bukit Batok West (577 m) - 6 mins drive • Dazhong Primary School (654 m) - 7 mins drive • Dulwich College (Singapore) (660 m) - 2 mins drive • 5 more schools within 1 km ⭑ Nearby Parks • 9 parks within 5 km Please call Billy Wu Voon Kun from 99.co @ +659147XXXX to arrange for a viewing.
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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…


License: L3008022J
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Automated Valuation based on 7 HDB resale transactions (data.gov.sg)
Fair Value
S$701,947
S$701 psf
Asking Price
S$705,000
S$704 psf
vs Market
+0.4%
vs Last Done
+4.5%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
Low
7 comps
Nearest MRT
Bukit Gombak
1050m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
7 comparable transactions
S$668
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$701
Recent Comparable Transactions
7 shown · 7 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 468A BT BATOK WEST AVE 9 Floor 10 TO 12 | 1,001sqft | S$675,000 | ▼S$674 -3.9% vs FV | 99yr from 2021 |
Apr 2026 | Blk 468A BT BATOK WEST AVE 9 Floor 10 TO 12 | 1,001sqft | S$675,000 | ▼S$674 -3.9% vs FV | 99yr from 2021 |
Mar 2026 | Blk 468A BT BATOK WEST AVE 9 Floor 01 TO 03 | 1,001sqft | S$600,000 | ▼S$599 -14.6% vs FV | 99yr from 2021 |
Feb 2026 | Blk 468A BT BATOK WEST AVE 9 Floor 16 TO 18 | 1,001sqft | S$698,000 | ▼S$697 -0.6% vs FV | 99yr from 2021 |
Jan 2026 | Blk 468A BT BATOK WEST AVE 9 Floor 16 TO 18 | 1,001sqft | S$685,000 | ▼S$684 -2.4% vs FV | 99yr from 2021 |
Jan 2026 | Blk 468A BT BATOK WEST AVE 9 Floor 01 TO 03 | 1,001sqft | S$630,000 | ▼S$629 -10.3% vs FV | 99yr from 2021 |
Jan 2026 | Blk 468A BT BATOK WEST AVE 9 Floor 13 TO 15 | 1,001sqft | S$691,888 | ▼S$691 -1.4% vs FV | 99yr from 2021 |
Jan 2026 | Blk 468A BT BATOK WEST AVE 9 Floor 16 TO 18 | 1,001sqft | S$700,000 | ▼S$699 -0.3% vs FV | 99yr from 2021 |
Blk 468A BT BATOK WEST AVE 9
Apr 2026 · Floor 10 TO 12
-3.9% vs FV
Blk 468A BT BATOK WEST AVE 9
Apr 2026 · Floor 10 TO 12
-3.9% vs FV
Blk 468A BT BATOK WEST AVE 9
Mar 2026 · Floor 01 TO 03
-14.6% vs FV
Blk 468A BT BATOK WEST AVE 9
Feb 2026 · Floor 16 TO 18
-0.6% vs FV
Blk 468A BT BATOK WEST AVE 9
Jan 2026 · Floor 16 TO 18
-2.4% vs FV
Blk 468A BT BATOK WEST AVE 9
Jan 2026 · Floor 01 TO 03
-10.3% vs FV
Blk 468A BT BATOK WEST AVE 9
Jan 2026 · Floor 13 TO 15
-1.4% vs FV
Blk 468A BT BATOK WEST AVE 9
Jan 2026 · Floor 16 TO 18
-0.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room unit in Bukit Batok, with a remaining lease of 93 years, presents a compelling case within the current real estate landscape. Estimated at $701,947 or $701 PSF, this property reflects a market price that maintains a marginal 0.4% discrepancy from the baseline. Such a minimal variance indicates a stable market condition, yet the model confidence is classified as low, suggesting that external factors may exert influence over the final transaction values in this vicinity.
Analysis of the recent HDB resale transactions, with a sample size of seven properties in close proximity, reveals a nuanced understanding of buyer sentiment and local market dynamics. The enduring leasehold of 93 years adds a layer of appeal, as properties with extended leases typically command higher interest among potential buyers. However, the low confidence level in the valuation model underscores the need for caution, as shifts in market sentiment or economic conditions could sway prospective buyers. The Bukit Batok neighborhood remains a desirable choice for families and investors alike, bolstered by its accessibility and community amenities, making this property a worthy consideration in a competitive market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.