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…
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Automated Valuation based on 1 HDB resale transactions (data.gov.sg)
Fair Value
S$423,256
S$378 psf
Asking Price
S$554,999
S$496 psf
vs Market
+31.1%
vs Last Done
+6.7%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
1 comps
Nearest MRT
Bukit Batok
1002m away
Hedonic Adjustment Breakdown
Base URA PSF
1 comparable transactions
S$465
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$378
Recent Comparable Transactions
1 shown · 1 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 169 BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,184sqft | S$550,000 | ▲S$465 +23.0% vs FV | 99yr from 1984 |
Feb 2026 | Blk 169 BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,184sqft | S$550,000 | ▲S$465 +23.0% vs FV | 99yr from 1984 |
Blk 169 BT BATOK WEST AVE 8
Feb 2026 · Floor 04 TO 06
+23.0% vs FV
Blk 169 BT BATOK WEST AVE 8
Feb 2026 · Floor 04 TO 06
+23.0% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Bukit Batok, with a remaining lease of 57 years, stands at an estimated value of $423,256, translating to a price per square foot (PSF) of $378. This valuation is notably above the market baseline, reflecting a significant 31.1% premium compared to comparable properties in the area. Such a discrepancy indicates that the property may be positioned as a high-demand asset within the Bukit Batok precinct, potentially driven by its desirable location and the scarcity of available units with similar lease durations.
However, it is imperative to consider the model confidence level, which is categorized as low. This caution arises from the reliance on just one recent HDB resale transaction in the vicinity, which limits the robustness of the data. The dynamics of the HDB market in Singapore are influenced by various factors, including lease tenure, neighborhood amenities, and overall demand trends. Investors and homeowners alike should remain vigilant, as fluctuations in the market could impact future valuations considerably. As such, while this property presents a compelling investment opportunity above the market average, stakeholders should conduct further due diligence to fully understand the underlying market conditions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.