467b Bukit Batok West Avenue 9 652467, Brickworks, West Region, Singapore
$838,000
This well-maintained, high-floor 1,216 sqft 5-room HDB unit is filled with natural light, creating a bright and spacious living environment. The efficient kitchen layout offers flexibility — you can easily convert it into an open-concept kitchen for a modern feel, or enclose it to keep cooking fumes contained. Surrounded by supermarkets, a hawker centre and neighbourhood amenities, this home offers both convenience and comfort for daily living. With easy access to PIE (5 mins), BKE (8 mins) and KJE (10 mins), travelling across the island is smooth and efficient. Door Facing: North MOP: 15Mar26 No extension required AMENITIES: - Bukit Batok West Hawker Center (3 mins walk, 200m), never run out of idea on what to eat! - Le Quest Shopping Mall (4 mins walk, 350m), shopping and dining within a stroll - Sheng Shiong Supermarket (4 mins walk, 300m), for quick groceries run - Bukit Gombak MRT (2 bus stops) - Bukit Batok MRT & West Mall (3 bus stops); more shopping and dining options! SCHOOL WITHIN 1KM: - Dazhong Primary School - Princess Elizabeth Primary School MRT/LRT: - Bukit Gombak MRT (NS3) Contact LIEW YEE BEY at 9475XXXX for more details and to arrange for a viewing now!
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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$809,574
S$666 psf
Asking Price
S$838,000
S$689 psf
vs Market
+3.5%
vs Last Done
-10.9%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bukit Gombak
1012m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$634
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$666
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 293A BT BATOK ST 21 Floor 25 TO 27 | 1,216sqft | S$940,000 | ▲S$773 +16.1% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 25 TO 27 | 1,216sqft | S$940,000 | ▲S$773 +16.1% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 13 TO 15 | 1,216sqft | S$862,000 | ▲S$709 +6.5% vs FV | 99yr from 2019 |
Mar 2026 | Blk 296C BT BATOK ST 22 Floor 37 TO 39 | 1,238sqft | S$1,058,888 | ▲S$855 +28.4% vs FV | 99yr from 2018 |
Mar 2026 | Blk 194B BT BATOK WEST AVE 6 Floor 10 TO 12 | 1,206sqft | S$908,000 | ▲S$753 +13.1% vs FV | 99yr from 2017 |
Mar 2026 | Blk 452A BT BATOK WEST AVE 6 Floor 22 TO 24 | 1,216sqft | S$920,000 | ▲S$756 +13.5% vs FV | 99yr from 2019 |
Mar 2026 | Blk 461B BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,227sqft | S$808,000 | ▼S$658 -1.2% vs FV | 99yr from 2019 |
Mar 2026 | Blk 442A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$780,000 | ▼S$647 -2.9% vs FV | 99yr from 2019 |
Mar 2026 | Blk 439B BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,216sqft | S$840,000 | ▲S$691 +3.8% vs FV | 99yr from 2020 |
Mar 2026 | Blk 464A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,216sqft | S$820,000 | ▲S$674 +1.2% vs FV | 99yr from 2021 |
Mar 2026 | Blk 443C BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,206sqft | S$825,000 | ▲S$684 +2.7% vs FV | 99yr from 2019 |
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+16.1% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+16.1% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 13 TO 15
+6.5% vs FV
Blk 296C BT BATOK ST 22
Mar 2026 · Floor 37 TO 39
+28.4% vs FV
Blk 194B BT BATOK WEST AVE 6
Mar 2026 · Floor 10 TO 12
+13.1% vs FV
Blk 452A BT BATOK WEST AVE 6
Mar 2026 · Floor 22 TO 24
+13.5% vs FV
Blk 461B BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
-1.2% vs FV
Blk 442A BT BATOK WEST AVE 8
Mar 2026 · Floor 04 TO 06
-2.9% vs FV
Blk 439B BT BATOK WEST AVE 8
Mar 2026 · Floor 13 TO 15
+3.8% vs FV
Blk 464A BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
+1.2% vs FV
Blk 443C BT BATOK WEST AVE 8
Mar 2026 · Floor 07 TO 09
+2.7% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore’s housing market, the valuation of the HDB 5-room unit in Bukit Batok presents an intriguing case study. With a remaining lease of 93 years, this property is estimated to hold a value of $809,574, translating to $666 PSF. Given the robust data from 500 recent HDB resale transactions in the vicinity, the model confidence in this valuation stands at a high level, indicating a strong alignment with current market dynamics.
The slight 3.5% differential from the market price baseline suggests a nuanced understanding of the local demand and supply factors influencing the Bukit Batok area. This premium positioning reflects not only the longevity of the lease but also the appealing features of the HDB unit itself, which include accessibility to amenities and a well-established neighborhood. As such, potential buyers can view this property as both a sound investment and a desirable living space, reinforcing the enduring appeal of HDB living in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.