450c Bukit Batok West Avenue 6 653450, Brickworks, West Region, Singapore
$900,000
If you are looking for a rare high-floor corner 5-room in Bukit Batok, this is must-see. 113 sqm (approx. 1,216 sqft), less than 10 years old, unblocked and private with good distance between blocks. Well-renovated, bright and airy, with option to create a 4th room for study or office. This stack has always been among the more desirable ones in the cluster, which explains why listings here are extremely rare. Details • 113 sqm / approx. 1,216 sqft • Bukit Batok MRT Station • Less than 10 years old • High-floor corner unit • Unblocked view with good privacy • No harsh afternoon sun • Open to all races • 3 well-sized, squarish bedrooms • option to create a 4th room • Well-renovated and move-in condition • Spacious living and dining area • Natural light with excellent ventilation • Main door facing East • Living area facing South-East • 3 months extension required • Serious and motivated seller It is accessible through the nearest train stations such as Bukit Batok (NS2), Tengah Park (JE2), and Bukit Batok West (JE3). The nearest primary schools are Princess Elizabeth Primary School, Dazhong Primary School, and Lianhua Primary School. This property is close to amenities like SHENG SIONG SUPERMARKET, PRIME SUPERMARKET, and FAIRPRICE FINEST. The closest shopping malls are West Mall, Plantation Plaza, and IMM Building. Interested Buyers or Sellers call or message me at my 24hrs hotline for more inquiries about this unit. Sellers, if you wish to sell and upgrade and unlock some cash profits from your current HDB to a bigger home Or even Right size to have a financially affordable and stress-free home. Lots of options are available, do call me for FREE financial advice on your property inquiries.
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: L3008022J
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$825,138
S$679 psf
Asking Price
S$900,000
S$740 psf
vs Market
+9.1%
vs Last Done
-4.3%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bukit Batok
724m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$634
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$679
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 293A BT BATOK ST 21 Floor 25 TO 27 | 1,216sqft | S$940,000 | ▲S$773 +13.8% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 25 TO 27 | 1,216sqft | S$940,000 | ▲S$773 +13.8% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 13 TO 15 | 1,216sqft | S$862,000 | ▲S$709 +4.4% vs FV | 99yr from 2019 |
Mar 2026 | Blk 296C BT BATOK ST 22 Floor 37 TO 39 | 1,238sqft | S$1,058,888 | ▲S$855 +25.9% vs FV | 99yr from 2018 |
Mar 2026 | Blk 194B BT BATOK WEST AVE 6 Floor 10 TO 12 | 1,206sqft | S$908,000 | ▲S$753 +10.9% vs FV | 99yr from 2017 |
Mar 2026 | Blk 461B BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,227sqft | S$808,000 | ▼S$658 -3.1% vs FV | 99yr from 2019 |
Mar 2026 | Blk 442A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$780,000 | ▼S$647 -4.7% vs FV | 99yr from 2019 |
Mar 2026 | Blk 439B BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,216sqft | S$840,000 | ▲S$691 +1.8% vs FV | 99yr from 2020 |
Mar 2026 | Blk 464A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,216sqft | S$820,000 | ▼S$674 -0.7% vs FV | 99yr from 2021 |
Mar 2026 | Blk 443C BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,206sqft | S$825,000 | ▲S$684 +0.7% vs FV | 99yr from 2019 |
Mar 2026 | Blk 445A BT BATOK WEST AVE 8 Floor 16 TO 18 | 1,206sqft | S$878,000 | ▲S$728 +7.2% vs FV | 99yr from 2019 |
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+13.8% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+13.8% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 13 TO 15
+4.4% vs FV
Blk 296C BT BATOK ST 22
Mar 2026 · Floor 37 TO 39
+25.9% vs FV
Blk 194B BT BATOK WEST AVE 6
Mar 2026 · Floor 10 TO 12
+10.9% vs FV
Blk 461B BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
-3.1% vs FV
Blk 442A BT BATOK WEST AVE 8
Mar 2026 · Floor 04 TO 06
-4.7% vs FV
Blk 439B BT BATOK WEST AVE 8
Mar 2026 · Floor 13 TO 15
+1.8% vs FV
Blk 464A BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
-0.7% vs FV
Blk 443C BT BATOK WEST AVE 8
Mar 2026 · Floor 07 TO 09
+0.7% vs FV
Blk 445A BT BATOK WEST AVE 8
Mar 2026 · Floor 16 TO 18
+7.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Bukit Batok, with a remaining lease of 90 years, reflects a robust market signal, indicating a value estimate of $825,138 or $679 PSF. This valuation is positioned 9.1% above the baseline market rate, underscoring the strong demand for properties in this vibrant district. The high confidence level of this model, derived from a comprehensive analysis of 500 recent HDB resale transactions in the vicinity, further reinforces the reliability of this valuation.
In the current landscape of Singapore's housing market, the remaining lease of this HDB unit plays a crucial role in its valuation. Properties with longer leases are often perceived as more stable investments, particularly in areas like Bukit Batok, which is characterized by a strong community infrastructure and accessibility. The above-market valuation reflects not only the desirability of the unit itself but also the overall upward trajectory of the HDB market in this region, driven by factors such as limited supply and increasing buyer interest.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.