448b Bukit Batok West Avenue 9 652448, Brickworks, West Region, Singapore
$388,000
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: L3010738A
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Automated Valuation based on 10 HDB resale transactions (data.gov.sg)
Fair Value
S$393,675
S$780 psf
Asking Price
S$388,000
S$768 psf
vs Market
-1.4%
vs Last Done
+2.3%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
10 comps
Nearest MRT
Bukit Batok
1077m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$742
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$780
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 448B BT BATOK WEST AVE 9 Floor 13 TO 15 | 506sqft | S$380,000 | ▼S$751 -3.7% vs FV | 99yr from 2019 |
Mar 2026 | Blk 448B BT BATOK WEST AVE 9 Floor 13 TO 15 | 506sqft | S$380,000 | ▼S$751 -3.7% vs FV | 99yr from 2019 |
Feb 2026 | Blk 448B BT BATOK WEST AVE 9 Floor 10 TO 12 | 506sqft | S$388,000 | ▼S$767 -1.7% vs FV | 99yr from 2019 |
Dec 2025 | Blk 448B BT BATOK WEST AVE 9 Floor 19 TO 21 | 409sqft | S$335,000 | ▲S$819 +5.0% vs FV | 99yr from 2019 |
Nov 2025 | Blk 448B BT BATOK WEST AVE 9 Floor 13 TO 15 | 409sqft | S$340,000 | ▲S$831 +6.5% vs FV | 99yr from 2019 |
May 2025 | Blk 448B BT BATOK WEST AVE 9 Floor 01 TO 03 | 506sqft | S$350,000 | ▼S$692 -11.3% vs FV | 99yr from 2019 |
Apr 2025 | Blk 448B BT BATOK WEST AVE 9 Floor 01 TO 03 | 506sqft | S$330,000 | ▼S$652 -16.4% vs FV | 99yr from 2019 |
Apr 2025 | Blk 448B BT BATOK WEST AVE 9 Floor 10 TO 12 | 506sqft | S$360,000 | ▼S$712 -8.7% vs FV | 99yr from 2019 |
Jan 2025 | Blk 448B BT BATOK WEST AVE 9 Floor 01 TO 03 | 409sqft | S$330,000 | ▲S$807 +3.5% vs FV | 99yr from 2019 |
Jun 2024 | Blk 448B BT BATOK WEST AVE 9 Floor 10 TO 12 | 506sqft | S$360,000 | ▼S$712 -8.7% vs FV | 99yr from 2019 |
May 2024 | Blk 448B BT BATOK WEST AVE 9 Floor 04 TO 06 | 506sqft | S$345,000 | ▼S$682 -12.6% vs FV | 99yr from 2019 |
Blk 448B BT BATOK WEST AVE 9
Mar 2026 · Floor 13 TO 15
-3.7% vs FV
Blk 448B BT BATOK WEST AVE 9
Mar 2026 · Floor 13 TO 15
-3.7% vs FV
Blk 448B BT BATOK WEST AVE 9
Feb 2026 · Floor 10 TO 12
-1.7% vs FV
Blk 448B BT BATOK WEST AVE 9
Dec 2025 · Floor 19 TO 21
+5.0% vs FV
Blk 448B BT BATOK WEST AVE 9
Nov 2025 · Floor 13 TO 15
+6.5% vs FV
Blk 448B BT BATOK WEST AVE 9
May 2025 · Floor 01 TO 03
-11.3% vs FV
Blk 448B BT BATOK WEST AVE 9
Apr 2025 · Floor 01 TO 03
-16.4% vs FV
Blk 448B BT BATOK WEST AVE 9
Apr 2025 · Floor 10 TO 12
-8.7% vs FV
Blk 448B BT BATOK WEST AVE 9
Jan 2025 · Floor 01 TO 03
+3.5% vs FV
Blk 448B BT BATOK WEST AVE 9
Jun 2024 · Floor 10 TO 12
-8.7% vs FV
Blk 448B BT BATOK WEST AVE 9
May 2024 · Floor 04 TO 06
-12.6% vs FV
HELIOS AI Analysis
In the vibrant neighborhood of Bukit Batok, the valuation of the HDB 2-room unit at an estimated value of $393,675, equating to $780 per square foot, reflects a nuanced understanding of the local real estate dynamics. This property boasts a remaining lease of 92 years, a factor that significantly enhances its appeal among prospective buyers who prioritize longevity and investment stability. The relatively stable market price, with only a 1.4% deviation from the baseline, indicates a robust demand for HDB properties in this area, suggesting that Bukit Batok continues to be a desirable locale for both first-time buyers and investors alike.
With the valuation based on a thorough analysis of 10 recent HDB resale transactions within the vicinity, the model confidence is assessed as medium, underscoring the need for continuous monitoring of market trends. As Singapore's property market navigates through various economic factors, the resilience of HDB prices, particularly in established neighborhoods like Bukit Batok, signifies a sustained interest in public housing. Buyers should consider this as an opportune moment to invest in a property that not only meets immediate housing needs but also holds substantial long-term value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.