460d Bukit Batok West Avenue 9 654460, Brickworks, West Region, Singapore
$408,000
The block is just beside the Bukit Batok Care Home with amenities opposite e road. Potential growth area with Tengah Park (U/C) MRT just behind Dulwich College, Millennia Institute, Princess Elizabeth Primary School & Bukit Batok Secondary School are also within walking distance Short walk to market at Blk 440 for yr daily need The bus stop opposite will bring u directly to Jurong East MRT Come and experience this cozy unit by contacting Sean @ 9181 XXXX
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: L3008022J
Automated Valuation based on 201 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$406,622
S$787 psf
Asking Price
S$408,000
S$789 psf
vs Market
+0.3%
vs Last Done
-5.1%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
201 comps
Nearest MRT
Bukit Batok
1160m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
201 comparable transactions
S$749
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$787
Recent Comparable Transactions
10 shown · 201 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 450D BT BATOK WEST AVE 6 Floor 01 TO 03 | 409sqft | S$340,000 | ▲S$831 +5.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 450D BT BATOK WEST AVE 6 Floor 01 TO 03 | 409sqft | S$340,000 | ▲S$831 +5.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 448A BT BATOK WEST AVE 9 Floor 04 TO 06 | 409sqft | S$320,000 | ▼S$782 -0.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 460C BT BATOK WEST AVE 9 Floor 07 TO 09 | 517sqft | S$398,000 | ▼S$770 -2.2% vs FV | 99yr from 2020 |
Mar 2026 | Blk 467C BT BATOK WEST AVE 9 Floor 04 TO 06 | 409sqft | S$360,000 | ▲S$880 +11.8% vs FV | 99yr from 2021 |
Feb 2026 | Blk 450A BT BATOK WEST AVE 6 Floor 04 TO 06 | 506sqft | S$390,000 | ▼S$771 -2.0% vs FV | 99yr from 2019 |
Feb 2026 | Blk 450D BT BATOK WEST AVE 6 Floor 10 TO 12 | 506sqft | S$385,000 | ▼S$761 -3.3% vs FV | 99yr from 2019 |
Feb 2026 | Blk 441A BT BATOK WEST AVE 8 Floor 10 TO 12 | 398sqft | S$360,000 | ▲S$904 +14.9% vs FV | 99yr from 2019 |
Feb 2026 | Blk 445B BT BATOK WEST AVE 8 Floor 01 TO 03 | 506sqft | S$360,000 | ▼S$712 -9.5% vs FV | 99yr from 2019 |
Feb 2026 | Blk 448A BT BATOK WEST AVE 9 Floor 19 TO 21 | 506sqft | S$398,000 | ▼S$787 0.0% vs FV | 99yr from 2019 |
Feb 2026 | Blk 448B BT BATOK WEST AVE 9 Floor 10 TO 12 | 506sqft | S$388,000 | ▼S$767 -2.5% vs FV | 99yr from 2019 |
Blk 450D BT BATOK WEST AVE 6
Mar 2026 · Floor 01 TO 03
+5.6% vs FV
Blk 450D BT BATOK WEST AVE 6
Mar 2026 · Floor 01 TO 03
+5.6% vs FV
Blk 448A BT BATOK WEST AVE 9
Mar 2026 · Floor 04 TO 06
-0.6% vs FV
Blk 460C BT BATOK WEST AVE 9
Mar 2026 · Floor 07 TO 09
-2.2% vs FV
Blk 467C BT BATOK WEST AVE 9
Mar 2026 · Floor 04 TO 06
+11.8% vs FV
Blk 450A BT BATOK WEST AVE 6
Feb 2026 · Floor 04 TO 06
-2.0% vs FV
Blk 450D BT BATOK WEST AVE 6
Feb 2026 · Floor 10 TO 12
-3.3% vs FV
Blk 441A BT BATOK WEST AVE 8
Feb 2026 · Floor 10 TO 12
+14.9% vs FV
Blk 445B BT BATOK WEST AVE 8
Feb 2026 · Floor 01 TO 03
-9.5% vs FV
Blk 448A BT BATOK WEST AVE 9
Feb 2026 · Floor 19 TO 21
0.0% vs FV
Blk 448B BT BATOK WEST AVE 9
Feb 2026 · Floor 10 TO 12
-2.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 Room unit in Bukit Batok, with an estimated value of $406,622, reflects the robust demand for public housing in this well-connected and family-friendly district. With a remaining lease of 92 years, this property offers a significant tenure that appeals to both first-time buyers and investors alike. At a price per square foot (PSF) of $787, the valuation is indicative of the current market conditions, showcasing a minor deviation of just 0.3% from the baseline, suggesting a stable and competitive pricing environment.
This analysis is underpinned by the examination of 201 recent HDB resale transactions in the vicinity, which lends a high degree of confidence to the valuation model. The consistent performance of HDB prices in Bukit Batok can be attributed to various market dynamics, including proximity to essential amenities, transport links, and recreational facilities. As such, this property not only represents a sound investment opportunity but also a desirable living option in one of Singapore's emerging residential hubs.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.