453 Bukit Batok West Avenue 6 650453, Brickworks, West Region, Singapore
$850,000
• Lease started in 2019, • Rare Corner, • Renovated 3 Beds 2 Baths, • High Floor, above #08 floor, • Spacious, Squarish layout, • Main door faces North West • Living room faces South East • Breezy & Bright, • Fully Renovated - Move in ready • No Extension • Mature estate with good accessibility to Town and CBD area using the MRT network • Le Quest Integrated Shopping Mall • NTUC Supermarket • Bukit Batok West Hawker Centre • Easy access to PIE, KJE & etc expressways • Nearby Schools & Institution - Schools within 1 Km: Dazhong Primary School & MOE Kindergarten (0.73 Km) Princess Elizabeth Primary School & MOE Kindergarten (0.89 Km) Millennia Institute (0.75 km) Dunearn Secondary School (0.77 Km) Bukit Batok Secondary School (0.97 Km) Multiple Childcare Centres Near future ACS Primary School • Transport: Tengah Park MRT (Under Construction) - 0.79 Km away
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: L3007139C
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$839,388
S$679 psf
Asking Price
S$850,000
S$687 psf
vs Market
+1.3%
vs Last Done
-11.1%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bukit Batok
887m 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 92 years, stands at an estimated value of $839,388, translating to a price per square foot (PSF) of $679. This valuation reflects a robust confidence in the underlying market dynamics, evidenced by the 1.3% difference from the baseline market price. Such a marginal deviation indicates a stable demand in the Bukit Batok area, suggesting that buyers are willing to pay a premium for properties that offer a longer lease tenure.
With a model confidence rating classified as High, this valuation is supported by a comprehensive analysis of 500 recent HDB resale transactions within the vicinity. The resilience observed in the HDB market, particularly in regions like Bukit Batok, can be attributed to several factors, including proximity to essential amenities, established transport networks, and a growing community. As the demand for spacious living spaces continues to rise, this 5-room unit not only presents a sound investment opportunity but also illustrates the enduring appeal of HDB properties in Singapore’s real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.