442b Bukit Batok West Avenue 8 652442, Brickworks, West Region, Singapore
$868,000





















New exclusive listing ! Rare sale 5I 442b bukit batok west ave 8 , high floor No extension needed ! pure selling This flat is a 5 Rooms HDB for sale in 442B Bukit Batok West Avenue 8, a stunning HDB Resale Flat in Singapore. Key feature ✓ Move-in condition ✓ Well-maintained and renovated condition ✓ Functional layout ✓ Regular layout for furniture placement ✓ Spacious layout ✓ Bright and airy ✓ Corner unit ✓ Great ventilation ✓ Quiet and peaceful facing ✓ Greenery view ✓ Ensuite bathroom ✓ Close to MRT ✓ Convenient location ✓ Great for own stay If you are searching for a HDB in Singapore, look no further than this stunning HDB for Sale in Bukit Batok. Located in District 23, West Ridges @ Bukit Batok was completed in 2019 and is a 99 year leasehold HDB Development. This hdb for sale is one of a total of 1578 units in the development which has a total of 14 floors and is one of 68 HDB blocks on Bukit Batok West Avenue 8. If you are looking for a property in the Bukit Batok HDB Estate, this might be the perfect unit for you! Nearby amenities Trains (MRT / LRT) Tengah Park (JE2) 0.53 km Tengah Plantation (JE1) 0.62 km Bukit Batok West (JE3) 1.31 km Tengah (JS3) 1.43 km Bus Stops Aft LP 59 (Bus: 160, 180) 0.19 km Aft LP 74 (Bus: 180, 180A, 160) 0.20 km Aft LP 56 (Bus: 180, 180A, 160) 0.24 km Groceries & Supermarts SHENG SIONG SUPERMARKET 0.20 km FAIRPRICE FINEST 0.35 km SHENG SIONG SUPERMARKET 0.79 km PRIME SUPERMARKET 1.08 km FAIRPRICE 1.23 km SHENG SIONG SUPERMARKET 1.25 km COLD STORAGE 1.28 km Schools (Primary, Secondary, Integrated, International, Kingergarten) Princess Elizabeth Primary School 0.94 km Furture ACS, Bukit view primary, pioneer primary (within 1 km ) Bukit Batok Secondary School 1.01 km Jurong Primary School 1.10 km Dazhong Primary School 1.17 km E bridge childcare center 0.1km Lifestyle Civil Service Club - Bukit Batok 1.37 km Bukit Batok Golf Driving Range 1.43 km Call or whatapps Mark Tan @9009XXXX for viewing .
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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 10 HDB resale transactions (data.gov.sg)
Fair Value
S$842,333
S$699 psf
Asking Price
S$868,000
S$720 psf
vs Market
+3.0%
vs Last Done
+16.5%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
10 comps
Nearest MRT
Bukit Gombak
1536m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$666
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$699
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 442B BT BATOK WEST AVE 8 Floor 01 TO 03 | 1,206sqft | S$745,000 | ▼S$618 -11.6% vs FV | 99yr from 2019 |
Jan 2026 | Blk 442B BT BATOK WEST AVE 8 Floor 01 TO 03 | 1,206sqft | S$745,000 | ▼S$618 -11.6% vs FV | 99yr from 2019 |
Dec 2025 | Blk 442B BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$835,000 | ▼S$693 -0.9% vs FV | 99yr from 2019 |
Jan 2025 | Blk 442B BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$805,000 | ▼S$668 -4.4% vs FV | 99yr from 2019 |
Nov 2024 | Blk 442B BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$808,000 | ▼S$670 -4.1% vs FV | 99yr from 2019 |
Nov 2024 | Blk 442B BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,206sqft | S$850,000 | ▲S$705 +0.9% vs FV | 99yr from 2019 |
Sep 2024 | Blk 442B BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,206sqft | S$800,000 | ▼S$664 -5.0% vs FV | 99yr from 2019 |
Aug 2024 | Blk 442B BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,206sqft | S$800,000 | ▼S$664 -5.0% vs FV | 99yr from 2019 |
Aug 2024 | Blk 442B BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,206sqft | S$830,000 | ▼S$688 -1.6% vs FV | 99yr from 2019 |
Jul 2024 | Blk 442B BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,206sqft | S$758,000 | ▼S$629 -10.0% vs FV | 99yr from 2019 |
Jul 2024 | Blk 442B BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$795,000 | ▼S$659 -5.7% vs FV | 99yr from 2019 |
Blk 442B BT BATOK WEST AVE 8
Jan 2026 · Floor 01 TO 03
-11.6% vs FV
Blk 442B BT BATOK WEST AVE 8
Jan 2026 · Floor 01 TO 03
-11.6% vs FV
Blk 442B BT BATOK WEST AVE 8
Dec 2025 · Floor 10 TO 12
-0.9% vs FV
Blk 442B BT BATOK WEST AVE 8
Jan 2025 · Floor 04 TO 06
-4.4% vs FV
Blk 442B BT BATOK WEST AVE 8
Nov 2024 · Floor 10 TO 12
-4.1% vs FV
Blk 442B BT BATOK WEST AVE 8
Nov 2024 · Floor 13 TO 15
+0.9% vs FV
Blk 442B BT BATOK WEST AVE 8
Sep 2024 · Floor 07 TO 09
-5.0% vs FV
Blk 442B BT BATOK WEST AVE 8
Aug 2024 · Floor 13 TO 15
-5.0% vs FV
Blk 442B BT BATOK WEST AVE 8
Aug 2024 · Floor 13 TO 15
-1.6% vs FV
Blk 442B BT BATOK WEST AVE 8
Jul 2024 · Floor 07 TO 09
-10.0% vs FV
Blk 442B BT BATOK WEST AVE 8
Jul 2024 · Floor 10 TO 12
-5.7% 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 $842,333, translating to a price per square foot (PSF) of $699. This valuation reflects a nuanced understanding of the current market dynamics, where the property exhibits a mere 3% difference from the baseline market price. Such proximity to the baseline indicates a stable demand in this locality, suggesting that the property is priced competitively within the current market landscape.
Our analysis is supported by recent HDB resale transactions in the vicinity, with a total of 10 comparable sales providing a robust data set for evaluation. The medium confidence level associated with the model highlights the inherent variability in the real estate market, particularly in areas experiencing gradual shifts in buyer sentiment and property desirability. With a remaining lease of 92 years, this property presents a long-term investment opportunity, particularly appealing to families and investors seeking stability in a well-connected neighborhood. As the market continues to evolve, this property’s valuation may be influenced by broader economic trends and local developments, making ongoing monitoring essential for potential buyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.