169 Bukit Batok West Avenue 8 650169, Bukit Batok West, West Region, Singapore
$554,999
RARE & SPACIOUS 4-ROOM HDB | 1,119 SQFT | NEAR UPCOMING MRT 169 Bukit Batok West Avenue 8 If you’re looking for a large 4-room HDB that’s hard to find in today’s market, this unit is a must-see. *Unit Highlights* -Rare 1,119 sqft — unusually spacious for a 4-room flat -Mid-floor — bright, breezy & good privacy -Minimal built-ins — ideal blank canvas to renovate to your own taste -Efficient layout with well-proportioned rooms -Suitable for own-stay families or long-term buyers -Excellent Connectivity- -Approx. 150m walk to the upcoming Bukit Batok West MRT -Part of the Jurong Region Line (ready by 2028) -When completed, just 3 stops to Jurong East Interchange -Easy access to PIE, very convenient for drivers -Near Jurong East – Singapore’s 2nd CBD- -Close proximity to IMM, Westgate & JEM -Strong future growth and transformation in the Jurong region -Amenities & Daily Convenience- -Bukit Batok MRT & bus interchange just 6 bus stops away -West Mall for shopping, dining & essentials -Kopitiam & convenience store nearby -Wet market & hawker centres within walking distance -Ideal for Families- -3 primary schools within 1km -Jurong Primary School -Yuhua Primary School -Princess Elizabeth Primary School (just across the street) Rare large units like this are highly sought after — don’t miss this opportunity. Contact us today to arrange a viewing! Jeremy Quah 8898XXXX Shereen Ng 8102XXXX
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 500 HDB resale transactions (data.gov.sg)
Fair Value
S$561,792
S$502 psf
Asking Price
S$554,999
S$496 psf
vs Market
-1.2%
vs Last Done
-0.4%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bukit Batok
1002m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$617
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$502
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 210 BT BATOK ST 21 Floor 07 TO 09 | 1,206sqft | S$600,000 | ▼S$498 -0.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 210 BT BATOK ST 21 Floor 07 TO 09 | 1,206sqft | S$600,000 | ▼S$498 -0.8% vs FV | 99yr from 1985 |
Mar 2026 | Blk 296B BT BATOK ST 22 Floor 31 TO 33 | 990sqft | S$858,000 | ▲S$866 +72.5% vs FV | 99yr from 2018 |
Mar 2026 | Blk 296C BT BATOK ST 22 Floor 10 TO 12 | 990sqft | S$790,000 | ▲S$798 +59.0% vs FV | 99yr from 2018 |
Mar 2026 | Blk 291D BT BATOK ST 24 Floor 04 TO 06 | 1,098sqft | S$600,000 | ▲S$546 +8.8% vs FV | 99yr from 1998 |
Mar 2026 | Blk 316 BT BATOK ST 32 Floor 10 TO 12 | 1,001sqft | S$505,000 | ▲S$504 +0.4% vs FV | 99yr from 1986 |
Mar 2026 | Blk 316 BT BATOK ST 32 Floor 04 TO 06 | 1,001sqft | S$500,000 | ▼S$499 -0.6% vs FV | 99yr from 1986 |
Mar 2026 | Blk 340 BT BATOK ST 34 Floor 10 TO 12 | 1,109sqft | S$565,000 | ▲S$510 +1.6% vs FV | 99yr from 1987 |
Mar 2026 | Blk 417 BT BATOK WEST AVE 4 Floor 04 TO 06 | 1,109sqft | S$490,000 | ▼S$442 -12.0% vs FV | 99yr from 1986 |
Mar 2026 | Blk 385 BT BATOK WEST AVE 5 Floor 19 TO 21 | 990sqft | S$578,000 | ▲S$584 +16.3% vs FV | 99yr from 2005 |
Mar 2026 | Blk 194A BT BATOK WEST AVE 6 Floor 01 TO 03 | 990sqft | S$650,000 | ▲S$656 +30.7% vs FV | 99yr from 2017 |
Blk 210 BT BATOK ST 21
Mar 2026 · Floor 07 TO 09
-0.8% vs FV
Blk 210 BT BATOK ST 21
Mar 2026 · Floor 07 TO 09
-0.8% vs FV
Blk 296B BT BATOK ST 22
Mar 2026 · Floor 31 TO 33
+72.5% vs FV
Blk 296C BT BATOK ST 22
Mar 2026 · Floor 10 TO 12
+59.0% vs FV
Blk 291D BT BATOK ST 24
Mar 2026 · Floor 04 TO 06
+8.8% vs FV
Blk 316 BT BATOK ST 32
Mar 2026 · Floor 10 TO 12
+0.4% vs FV
Blk 316 BT BATOK ST 32
Mar 2026 · Floor 04 TO 06
-0.6% vs FV
Blk 340 BT BATOK ST 34
Mar 2026 · Floor 10 TO 12
+1.6% vs FV
Blk 417 BT BATOK WEST AVE 4
Mar 2026 · Floor 04 TO 06
-12.0% vs FV
Blk 385 BT BATOK WEST AVE 5
Mar 2026 · Floor 19 TO 21
+16.3% vs FV
Blk 194A BT BATOK WEST AVE 6
Mar 2026 · Floor 01 TO 03
+30.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bukit Batok, with an estimated value of $561,792 and a price per square foot (PSF) of $502, is reflective of the current market dynamics and the residual lease of 57 years. This valuation, derived from an extensive analysis of 500 recent HDB resale transactions within the vicinity, showcases a robust demand for properties in this region, despite the diminishing lease term. The remaining lease plays a critical role in influencing buyer sentiment and pricing, especially in a market that is increasingly sensitive to leasehold duration.
The observed market signal indicates a 1.2% difference from the baseline, which signifies a slight upward trend in property values, reinforcing the high confidence level of this model. A high model confidence suggests that the valuation is not only grounded in empirical data but also reflects the prevailing market conditions. This stability is crucial for potential buyers and investors as they navigate the complexities of the HDB resale market in Bukit Batok, a locale characterized by its accessibility and community amenities.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.