446a Bukit Batok West Avenue 8 651446, Brickworks, West Region, Singapore
$780,000
** New Exclusive Listing ** ** Well Renovated And Maintained, Move In Condition ** ** Suitable For Family Upgraders ** ** Contact Matt Hoie at 9757-9781 for exclusive viewing today!** 446A Bukit Batok West 1,206 Sqft of living space - Spacious and squarish Layout - Well renovated and maintained - Enclosed kitchen - Not much fixtures, easy to reconfigure MRT Nearby: - Tengah Park (JE2) - 4 mins walk away - Bukit Batok West (JE3) - 6 mins walk away - Chinese Garden MRT (EW25) - 14 mins walk away Schools Nearby: - Princess Elizabeth Primary School - 240m away - Millennia Institute - 308m away - Bukit Batok Secondary School - 345m away - Jurong Primary School - 717m away - Yuhua Primary School - 850m away - Crest Secondary School - 894m away - Jurongville Secondary School - 1087m away - Dazhong Primary School - 1387m away Shops Nearby: - Le Quest Mall - 12mins walk away - Sheng Siong - 5mins walk away - Fairprice - 6mins walk away - Sheng Siong - 7mins walk away - Fairprice Finest - 8mins wak away - Cold Storage - 12mins walk away - Scarlett - 12mins walk away
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 11 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$871,144
S$722 psf
Asking Price
S$780,000
S$647 psf
vs Market
-10.5%
vs Last Done
-10.1%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
11 comps
Nearest MRT
Chinese Garden
1153m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$688
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$722
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 446A BT BATOK WEST AVE 8 Floor 16 TO 18 | 1,206sqft | S$868,000 | ▼S$720 -0.3% vs FV | 99yr from 2019 |
Jan 2026 | Blk 446A BT BATOK WEST AVE 8 Floor 16 TO 18 | 1,206sqft | S$868,000 | ▼S$720 -0.3% vs FV | 99yr from 2019 |
Nov 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,206sqft | S$822,000 | ▼S$682 -5.5% vs FV | 99yr from 2019 |
Oct 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 16 TO 18 | 1,206sqft | S$830,000 | ▼S$688 -4.7% vs FV | 99yr from 2019 |
Aug 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$825,000 | ▼S$684 -5.3% vs FV | 99yr from 2019 |
Jul 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$820,000 | ▼S$680 -5.8% vs FV | 99yr from 2019 |
Jun 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$800,000 | ▼S$664 -8.0% vs FV | 99yr from 2019 |
Jun 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$830,000 | ▼S$688 -4.7% vs FV | 99yr from 2019 |
Mar 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$850,000 | ▼S$705 -2.4% vs FV | 99yr from 2019 |
Dec 2024 | Blk 446A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$820,000 | ▼S$680 -5.8% vs FV | 99yr from 2019 |
Nov 2024 | Blk 446A BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,206sqft | S$818,000 | ▼S$679 -6.0% vs FV | 99yr from 2019 |
Blk 446A BT BATOK WEST AVE 8
Jan 2026 · Floor 16 TO 18
-0.3% vs FV
Blk 446A BT BATOK WEST AVE 8
Jan 2026 · Floor 16 TO 18
-0.3% vs FV
Blk 446A BT BATOK WEST AVE 8
Nov 2025 · Floor 07 TO 09
-5.5% vs FV
Blk 446A BT BATOK WEST AVE 8
Oct 2025 · Floor 16 TO 18
-4.7% vs FV
Blk 446A BT BATOK WEST AVE 8
Aug 2025 · Floor 10 TO 12
-5.3% vs FV
Blk 446A BT BATOK WEST AVE 8
Jul 2025 · Floor 04 TO 06
-5.8% vs FV
Blk 446A BT BATOK WEST AVE 8
Jun 2025 · Floor 10 TO 12
-8.0% vs FV
Blk 446A BT BATOK WEST AVE 8
Jun 2025 · Floor 10 TO 12
-4.7% vs FV
Blk 446A BT BATOK WEST AVE 8
Mar 2025 · Floor 04 TO 06
-2.4% vs FV
Blk 446A BT BATOK WEST AVE 8
Dec 2024 · Floor 04 TO 06
-5.8% vs FV
Blk 446A BT BATOK WEST AVE 8
Nov 2024 · Floor 13 TO 15
-6.0% vs FV
HELIOS AI Analysis
The valuation of this HDB 5-room unit in Bukit Batok presents an intriguing opportunity for prospective buyers, with an estimated value of $871,144, translating to $722 PSF. With a remaining lease of 90 years, this property benefits from a substantial tenure that assures potential buyers of long-term residency and investment viability. The medium confidence level of the valuation, grounded in an analysis of 11 recent HDB resale transactions in the vicinity, reflects a balanced view of market dynamics and local demand.
Current market signals indicate a 10.5% difference from the baseline, categorizing this listing as a Good Deal. This discrepancy highlights the competitive nature of the Bukit Batok area, where demand for HDB flats remains robust, supported by a well-established community and access to essential amenities. Such metrics underscore the attractiveness of this property, not only for owner-occupiers but also for investors looking to capitalize on the enduring appeal of HDB living in Singapore's evolving urban landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.