452a Bukit Batok West Avenue 6 651452, Brickworks, West Region, Singapore
$850,000
Discover an exceptional opportunity to own a spacious and modern HDB apartment at 452A Bukit Batok West Avenue 6, located in District 23. Priced attractively at SGD 850,000, this high-floor 5-room unit offers an ideal living space for first-time home buyers, young professionals, and families seeking comfort and convenience in a vibrant neighbourhood. Built in 2018, this 3-bedroom, 2-bathroom apartment boasts contemporary design and efficient layout, perfect for modern lifestyles. The unit is situated on a high floor, provides easy access to essential amenities, transportation, and excellent connectivity to the rest of Singapore. This active listing presents a rare opportunity to secure a quality property with a long lease tenure of 90 years . This property combines affordability, strategic location, and modern features, making it an ideal choice for those looking to settle in a thriving community. Contact us today to arrange a viewing and explore this promising home option. Call your friendly Property consultant KB Chong 8182XXXX R040110F PropNex Associate Group Director
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
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$919,698
S$756 psf
Asking Price
S$850,000
S$699 psf
vs Market
-7.6%
vs Last Done
-7.5%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Bukit Batok
880m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$706
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$756
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 452A BT BATOK WEST AVE 6 Floor 22 TO 24 | 1,216sqft | S$920,000 | ▼S$756 0.0% vs FV | 99yr from 2019 |
Mar 2026 | Blk 452A BT BATOK WEST AVE 6 Floor 22 TO 24 | 1,216sqft | S$920,000 | ▼S$756 0.0% vs FV | 99yr from 2019 |
Feb 2026 | Blk 452A BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,216sqft | S$850,000 | ▼S$699 -7.5% vs FV | 99yr from 2019 |
Jan 2026 | Blk 452A BT BATOK WEST AVE 6 Floor 10 TO 12 | 1,216sqft | S$865,000 | ▼S$711 -6.0% vs FV | 99yr from 2019 |
Jan 2025 | Blk 452A BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,238sqft | S$868,888 | ▼S$702 -7.1% vs FV | 99yr from 2019 |
Oct 2024 | Blk 452A BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,216sqft | S$850,000 | ▼S$699 -7.5% vs FV | 99yr from 2019 |
Aug 2024 | Blk 452A BT BATOK WEST AVE 6 Floor 10 TO 12 | 1,216sqft | S$815,000 | ▼S$670 -11.4% vs FV | 99yr from 2019 |
Blk 452A BT BATOK WEST AVE 6
Mar 2026 · Floor 22 TO 24
0.0% vs FV
Blk 452A BT BATOK WEST AVE 6
Mar 2026 · Floor 22 TO 24
0.0% vs FV
Blk 452A BT BATOK WEST AVE 6
Feb 2026 · Floor 13 TO 15
-7.5% vs FV
Blk 452A BT BATOK WEST AVE 6
Jan 2026 · Floor 10 TO 12
-6.0% vs FV
Blk 452A BT BATOK WEST AVE 6
Jan 2025 · Floor 13 TO 15
-7.1% vs FV
Blk 452A BT BATOK WEST AVE 6
Oct 2024 · Floor 13 TO 15
-7.5% vs FV
Blk 452A BT BATOK WEST AVE 6
Aug 2024 · Floor 10 TO 12
-11.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room property in Bukit Batok, with a remaining lease of 91 years, reflects a market position indicative of a good deal at an estimated value of $919,698, translating to $756 per square foot (PSF). This valuation is derived from the analysis of six recent resale transactions in the area, providing a contextual basis for comparison. The 7.6% difference from the baseline further underscores the potential attractiveness of this investment, positioning it favorably against the broader market trends.
However, it is essential to note that the model confidence for this valuation is classified as low, suggesting that while the current pricing signals a competitive opportunity, there may be underlying market dynamics that warrant cautious consideration. Factors such as neighborhood developments, shifts in buyer sentiment, and macroeconomic conditions could impact future valuations. As such, prospective buyers should remain vigilant and conduct comprehensive due diligence to navigate the complexities inherent in the Singapore HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.