450c Bukit Batok West Avenue 6 653450, Brickworks, West Region, Singapore
$888,000
Located in the established Bukit Batok estate, Bukit Batok West Avenue 6 offers a convenient and family-friendly living environment with easy access to amenities, eateries, schools, and public transport. Residents enjoy a well-connected neighbourhood with parks and daily conveniences just a short distance away. Unit details: * 5 room corner (privacy) * 113sqm / 1,216sqft * High floor, unblocked view * Below 10 years old, mint condition * Cosy, well renovated with full air-cons & ceiling fans * Efficient layout, good size living & dining area * 3 bedrooms with an option to create a 4th room * No west sun, bright & well ventilated * Main door facing East * Living area facing SouthEast * All ethnic group eligible * Motivated seller Train stations: *Bukit Batok (NS2) *Tengah Park (JE2) *Bukit Batok West (JE3) Primary Schools: *Princess Elizabeth Primary School *Dazhong Primary School *Lianhua Primary School Supermarket: *Sheng Siong Supermarket *Prime Supermarket *Fairprice Finest Shopping Malls: *West Mall *Plantation Plaza *IMM Building Call 9.7.9.2.4.0.9.0 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: L3008022J
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$825,766
S$679 psf
Asking Price
S$888,000
S$730 psf
vs Market
+7.5%
vs Last Done
-5.6%
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 452A BT BATOK WEST AVE 6 Floor 22 TO 24 | 1,216sqft | S$920,000 | ▲S$756 +11.3% vs FV | 99yr from 2019 |
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 |
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 452A BT BATOK WEST AVE 6
Mar 2026 · Floor 22 TO 24
+11.3% 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
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Bukit Batok, with a remaining lease of 90 years, stands at an estimated value of $825,766, translating to $679 PSF. This valuation is notably positioned above the market baseline, reflecting a 7.5% premium that underscores the strong demand and competitive nature of the Bukit Batok region. The high confidence level of this model, derived from an extensive analysis of 500 recent HDB resale transactions in the vicinity, indicates robust market dynamics and a favorable outlook for the property.
In the context of Singapore's evolving property landscape, the remaining lease of 90 years provides a significant advantage, as it aligns well with buyer preferences for longer lease tenures. This characteristic enhances the appeal of the property, contributing to its above-market valuation. Additionally, the Bukit Batok area has demonstrated consistent growth and resilience in demand, driven by its strategic location and well-established amenities. As such, this HDB unit is positioned not just as a home, but as a valuable asset in a thriving real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.