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…
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$884,824
S$728 psf
Asking Price
S$900,000
S$740 psf
vs Market
+1.7%
vs Last Done
+10.3%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Bukit Batok
724m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$679
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$728
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 450C BT BATOK WEST AVE 6 Floor 07 TO 09 | 1,238sqft | S$830,000 | ▼S$671 -7.8% vs FV | 99yr from 2019 |
Apr 2026 | Blk 450C BT BATOK WEST AVE 6 Floor 07 TO 09 | 1,238sqft | S$830,000 | ▼S$671 -7.8% vs FV | 99yr from 2019 |
Nov 2025 | Blk 450C BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,216sqft | S$835,000 | ▼S$686 -5.8% vs FV | 99yr from 2019 |
Aug 2025 | Blk 450C BT BATOK WEST AVE 6 Floor 10 TO 12 | 1,216sqft | S$835,000 | ▼S$686 -5.8% vs FV | 99yr from 2019 |
May 2025 | Blk 450C BT BATOK WEST AVE 6 Floor 07 TO 09 | 1,216sqft | S$820,000 | ▼S$674 -7.4% vs FV | 99yr from 2019 |
Blk 450C BT BATOK WEST AVE 6
Apr 2026 · Floor 07 TO 09
-7.8% vs FV
Blk 450C BT BATOK WEST AVE 6
Apr 2026 · Floor 07 TO 09
-7.8% vs FV
Blk 450C BT BATOK WEST AVE 6
Nov 2025 · Floor 13 TO 15
-5.8% vs FV
Blk 450C BT BATOK WEST AVE 6
Aug 2025 · Floor 10 TO 12
-5.8% vs FV
Blk 450C BT BATOK WEST AVE 6
May 2025 · Floor 07 TO 09
-7.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Bukit Batok, with an estimated value of $884,824 (or $728 PSF), reflects the current market conditions and underlying lease dynamics. With a remaining lease of 90 years, this property benefits from a substantial tenure, which is often a key determinant for prospective buyers seeking long-term investment stability. The valuation is situated within a 1.7% difference from the baseline market price, indicating a moderate alignment with market trends, yet suggesting some caution due to the low model confidence derived from a limited dataset of only four recent HDB resale transactions in the vicinity.
In the competitive landscape of Bukit Batok, the dynamics of supply and demand play a crucial role in influencing property valuations. The slight variance from the baseline market price could imply that while there is a steady interest in HDB units, potential buyers may exhibit a preference for newer developments or alternative housing options, thereby impacting the overall market sentiment. As such, stakeholders should remain vigilant of broader economic factors and neighborhood developments that could further shape property desirability and pricing in this region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.