172 Bukit Batok West Avenue 8 650172, Bukit Batok West, West Region, Singapore
$848,000
Rare listing in 172 Bukit Batok West Ave 8!! - 134sqm / 1442sqft - 58 years 1 months remaining lease as of Mar 2026 - Open to ALL races - High floor with unblocked views & good airflow - 3 months extension needed - Corner unit (full privacy) - Balcony (West facing) - Main Door is East Facing (105°) What's nearby? MRT - Bukit Batok West MRT (JE3) – 87m (1–2 mins walk) - Toh Guan MRT (JE4) – 709m (10 mins walk) - Bukit Batok MRT (NS2) – ~880m (12–13 mins walk) - Chinese Garden MRT (EW25) – ~900m+ (12–14 mins walk) Bus Stops - Blk 169 – 227m (4 mins walk) - Multiple services available (66, 105, 157, 174, 506, 941 etc.) Schools (Within 1km) - Yuhua Primary – 301m (5 mins walk) - Princess Elizabeth Primary – ~355m (5 mins walk) - Jurong Primary – within 1km - Bukit Batok Secondary – 301m (5 mins walk) - Crest Secondary – ~333m (5–6 mins walk) Supermarkets & Daily Needs - FairPrice Bukit Batok West – ~141–305m (2–5 mins walk) - Sheng Siong - Sakthi Store – 1–3 mins walk Shopping & Food - Bukit Batok Town Centre – ~10–12 mins walk - Jurong East (JEM, Westgate, IMM) – short drive Call Mo Alkaff for an exclusive viewing
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…


License: L3010738A
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$661,088
S$458 psf
Asking Price
S$848,000
S$588 psf
vs Market
+28.3%
vs Last Done
-0.2%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Chinese Garden
943m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$552
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$458
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 172 BT BATOK WEST AVE 8 Floor 25 TO 27 | 1,442sqft | S$850,000 | ▲S$589 +28.6% vs FV | 99yr from 1985 |
Oct 2025 | Blk 172 BT BATOK WEST AVE 8 Floor 25 TO 27 | 1,442sqft | S$850,000 | ▲S$589 +28.6% vs FV | 99yr from 1985 |
Feb 2025 | Blk 172 BT BATOK WEST AVE 8 Floor 19 TO 21 | 1,496sqft | S$770,000 | ▲S$515 +12.4% vs FV | 99yr from 1985 |
Blk 172 BT BATOK WEST AVE 8
Oct 2025 · Floor 25 TO 27
+28.6% vs FV
Blk 172 BT BATOK WEST AVE 8
Oct 2025 · Floor 25 TO 27
+28.6% vs FV
Blk 172 BT BATOK WEST AVE 8
Feb 2025 · Floor 19 TO 21
+12.4% vs FV
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of a 5-room HDB flat in Bukit Batok presents a compelling case for analysis. With an estimated value of $661,088 and a price per square foot (PSF) of $458, this property is positioned significantly above the market baseline, reflecting a 28.3% premium. This valuation is particularly noteworthy given the remaining lease of 57 years, which places it in a category that may influence buyer sentiment and investment decisions.
The model confidence for this valuation is categorized as low, primarily due to the limited data set, relying on only two recent resale transactions in the vicinity. This lack of robust comparables suggests potential volatility in market perceptions and price movements. Buyers should exercise caution, as the elevated valuation may not fully align with broader market trends, especially considering the implications of the remaining lease tenure on long-term investment prospects. As such, stakeholders should remain vigilant and informed when navigating the dynamic landscape of HDB properties in Bukit Batok.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.