452a Bukit Batok West Avenue 6 651452, Brickworks, West Region, Singapore
$848,000
452A Bukit Batok West Ave 6 West Terra (New Estate) Most Desired MOP cluster HDB 5I | 1216 sq ft 3 Bed 2 Bath + Study + Home Shelter + Service Yard High Floor Unit TOP 2018, Long Balance Lease ****Ready to move in upon completion**** Renovated and well-maintained No Extension Required This high-floor 5-room unit boasts a contemporary design and efficient layout, perfect for modern lifestyles. It offers an ideal living space for first-time home buyers, young professionals, and families. You and your family can also look forward to a friendly community and convenience in a vibrant neighbourhood with proximity to essential amenities: •Huge Sheng Siong just 3 min walk away. •Bukit Batok West Shopping Centre (Secondary town centre where the popular wet market is and very happening square with 2 huge coffee shops and where weekend bazaars, pasar malams, festive markets and durian fiesta takes place) - 6 min walk •7 min walk to Bukit Batok Polyclinic •5 min walk to Le Quest Mall Other malls nearby: West Mall Plantation Plaza Tengah JEM Westgate Lot 1 Jurong Point Excellent Schools nearby: •The oversubscribed Princess Elizabeth Primary School - 5 min walk •St Anthony’s Primary School •Swiss Cottage Secondary School •Dunearn Secondary School •Bukit Batok Secondary School •Dulwich College •Eden School •Millenia Institute •Plenty of quality childcare, student care all around. AND…excellent connectivity to the rest of Singapore: •Bukit Batok MRT (NSL - Red) - 870m •Bus-stop in front of 451A - 82m Many express buses serve this bus-stop that takes you in the shortest time to Toa Payoh, Orchard (peak hours only) and Jurong East. •PIE is just app 4min drive away Unit will be gone fast so don’t miss. Do have your HFE approved. Hurry and register your interest with our team @ 9O9OIO5I. See you soon!
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$848,000
S$697 psf
vs Market
-7.8%
vs Last Done
-7.8%
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 5-room HDB unit in Bukit Batok, with a remaining lease of 91 years, has been estimated at $919,698, translating to a price per square foot (PSF) of $756. This valuation positions the property as a compelling opportunity in the current market, reflected by a notable 7.8% difference from the baseline, indicating a strong potential for appreciation and a favorable investment outlook. The Bukit Batok area has shown resilience, and with the ongoing urban development initiatives, the demand for HDB units is expected to remain robust.
However, the model confidence for this valuation is classified as low, suggesting that while the deal presents attractive metrics, there may be underlying market dynamics that warrant caution. The analysis is based on a limited dataset of 6 recent HDB resale transactions in the vicinity, which may not fully capture the breadth of market conditions or the unique characteristics of the subject property. Potential buyers should consider these factors closely, as they may influence future resale value and overall investment performance.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.