461d Bukit Batok West Avenue 8 654461, Brickworks, West Region, Singapore
$868,000


















Spacious High-Floor unit near Tengah Park MRT! 461D Bukit Batok West Avenue 8 Singapore 654461 Asking Price: $868,000 (Negotiable) Remaining Lease: 92 years 3 Bedrooms | 2 Bathrooms | 114 sqm | High Floor #11 | HDB 5I Type - Property Highlights High floor (#11) with bright and airy interiors Spacious 114 sqm layout with efficient, squarish design Neat and well-kept — move-in condition Ideal for families looking for modern comfort and ample living space - Transport & Connectivity Near Tengah Park MRT (upcoming Jurong Region Line) Well connected to Bukit Batok MRT and Jurong East MRT Interchange Easy access to PIE and KJE - Nearby Schools Princess Elizabeth Primary School Dazhong Primary School Dulwich College (Singapore) Millennia Institute - Nearby Amenities Bukit Batok West Shopping Centre Le Quest Mall West Mall Supermarkets, coffee shops, and neighbourhood eateries nearby Bluenest is Singapore’s leading tech-enabled real estate agency. Utilizing our advanced backend technologies, we can assist our sellers in securing the optimal price, all while charging commission starting from 1%, notably lower than the prevailing market rate of 2%. Through the integration of technology, we have successfully optimized operations, enabling our agents to excel in addressing the needs of our sellers with greater efficiency and effectiveness than conventional agents in Singapore Reach out to Bluenest today if you are looking for the most effective and efficient way to sell, rent or buy your property. Unlock the Blueprints to Your Dream Home. Choose Bluenest. Your Trusted Real Estate Advisor.
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$851,757
S$695 psf
Asking Price
S$868,000
S$708 psf
vs Market
+1.9%
vs Last Done
+4.3%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Bukit Batok
1193m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$662
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$695
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | Blk 461D BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,302sqft | S$885,000 | ▼S$679 -2.3% vs FV | 99yr from 2019 |
Apr 2025 | Blk 461D BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,302sqft | S$885,000 | ▼S$679 -2.3% vs FV | 99yr from 2019 |
Jan 2025 | Blk 461D BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,227sqft | S$800,000 | ▼S$652 -6.2% vs FV | 99yr from 2019 |
Jul 2024 | Blk 461D BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,227sqft | S$800,000 | ▼S$652 -6.2% vs FV | 99yr from 2019 |
Jul 2024 | Blk 461D BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,227sqft | S$813,888 | ▼S$663 -4.6% vs FV | 99yr from 2019 |
Blk 461D BT BATOK WEST AVE 8
Apr 2025 · Floor 10 TO 12
-2.3% vs FV
Blk 461D BT BATOK WEST AVE 8
Apr 2025 · Floor 10 TO 12
-2.3% vs FV
Blk 461D BT BATOK WEST AVE 8
Jan 2025 · Floor 04 TO 06
-6.2% vs FV
Blk 461D BT BATOK WEST AVE 8
Jul 2024 · Floor 07 TO 09
-6.2% vs FV
Blk 461D BT BATOK WEST AVE 8
Jul 2024 · Floor 13 TO 15
-4.6% 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 $851,757, translating to a price per square foot (PSF) of $695. This valuation reflects a market price that is only 1.9% higher than the established baseline, indicating a subtle upward trend in local market dynamics. The relatively modest increase suggests that while demand remains stable, it is tempered by economic factors and buyer sentiment in the current landscape.
Model confidence for this valuation is rated as low, derived from a limited dataset of just four recent HDB resale transactions in the vicinity. This lack of robust data points may affect the reliability of the valuation, suggesting that potential buyers should exercise caution and conduct thorough due diligence. The 92-year lease remaining on the property adds a significant advantage, as properties with longer leases typically maintain better value retention, appealing to a demographic that prioritizes stability and longevity in their investment decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.