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 .
Loading map...
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…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 7 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$858,795
S$713 psf
Asking Price
S$868,000
S$720 psf
vs Market
+1.1%
vs Last Done
+3.9%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
Low
7 comps
Nearest MRT
Bukit Gombak
1536m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
7 comparable transactions
S$679
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$713
Recent Comparable Transactions
7 shown · 7 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneDec 2025 | Blk 442B BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$835,000 | ▼S$693 -2.8% 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 -2.8% 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 -6.3% 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 -6.0% 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 -1.1% 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 -6.9% 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 -6.9% 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 -3.5% vs FV | 99yr from 2019 |
Blk 442B BT BATOK WEST AVE 8
Dec 2025 · Floor 10 TO 12
-2.8% vs FV
Blk 442B BT BATOK WEST AVE 8
Dec 2025 · Floor 10 TO 12
-2.8% vs FV
Blk 442B BT BATOK WEST AVE 8
Jan 2025 · Floor 04 TO 06
-6.3% vs FV
Blk 442B BT BATOK WEST AVE 8
Nov 2024 · Floor 10 TO 12
-6.0% vs FV
Blk 442B BT BATOK WEST AVE 8
Nov 2024 · Floor 13 TO 15
-1.1% vs FV
Blk 442B BT BATOK WEST AVE 8
Sep 2024 · Floor 07 TO 09
-6.9% vs FV
Blk 442B BT BATOK WEST AVE 8
Aug 2024 · Floor 13 TO 15
-6.9% vs FV
Blk 442B BT BATOK WEST AVE 8
Aug 2024 · Floor 13 TO 15
-3.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room property in Bukit Batok, with a remaining lease of 92 years, stands at an estimated value of $858,795, translating to $713 PSF. This valuation reflects a 1.1% difference from the baseline market price, indicating a stable yet slightly competitive market positioning. The current dynamics suggest a cautiously optimistic market for HDB resale transactions within this region, as evidenced by the analysis of seven recent sales which have contributed to the valuation model.
However, it is essential to note that the model confidence is categorized as low, suggesting that the valuation may be influenced by market fluctuations and external economic factors. Investors and prospective buyers should consider the remaining lease term, which, at 92 years, offers a significant tenure that aligns well with long-term housing needs. As the Bukit Batok locality continues to develop, the interplay of demand and supply, coupled with these lease dynamics, will play a crucial role in shaping future valuations and market trends.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.