446a Bukit Batok West Avenue 8 651446, Brickworks, West Region, Singapore
$780,000
** New Exclusive Listing ** ** Well Renovated And Maintained, Move In Condition ** ** Suitable For Family Upgraders ** ** Contact Matt Hoie at 9757-9781 for exclusive viewing today!** 446A Bukit Batok West 1,206 Sqft of living space - Spacious and squarish Layout - Well renovated and maintained - Enclosed kitchen - Not much fixtures, easy to reconfigure MRT Nearby: - Tengah Park (JE2) - 4 mins walk away - Bukit Batok West (JE3) - 6 mins walk away - Chinese Garden MRT (EW25) - 14 mins walk away Schools Nearby: - Princess Elizabeth Primary School - 240m away - Millennia Institute - 308m away - Bukit Batok Secondary School - 345m away - Jurong Primary School - 717m away - Yuhua Primary School - 850m away - Crest Secondary School - 894m away - Jurongville Secondary School - 1087m away - Dazhong Primary School - 1387m away Shops Nearby: - Le Quest Mall - 12mins walk away - Sheng Siong - 5mins walk away - Fairprice - 6mins walk away - Sheng Siong - 7mins walk away - Fairprice Finest - 8mins wak away - Cold Storage - 12mins walk away - Scarlett - 12mins walk away
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 11 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$871,144
S$722 psf
Asking Price
S$780,000
S$647 psf
vs Market
-10.5%
vs Last Done
-10.1%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
11 comps
Nearest MRT
Chinese Garden
1153m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$688
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$722
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 446A BT BATOK WEST AVE 8 Floor 16 TO 18 | 1,206sqft | S$868,000 | ▼S$720 -0.3% vs FV | 99yr from 2019 |
Jan 2026 | Blk 446A BT BATOK WEST AVE 8 Floor 16 TO 18 | 1,206sqft | S$868,000 | ▼S$720 -0.3% vs FV | 99yr from 2019 |
Nov 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,206sqft | S$822,000 | ▼S$682 -5.5% vs FV | 99yr from 2019 |
Oct 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 16 TO 18 | 1,206sqft | S$830,000 | ▼S$688 -4.7% vs FV | 99yr from 2019 |
Aug 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$825,000 | ▼S$684 -5.3% vs FV | 99yr from 2019 |
Jul 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$820,000 | ▼S$680 -5.8% vs FV | 99yr from 2019 |
Jun 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$800,000 | ▼S$664 -8.0% vs FV | 99yr from 2019 |
Jun 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$830,000 | ▼S$688 -4.7% vs FV | 99yr from 2019 |
Mar 2025 | Blk 446A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$850,000 | ▼S$705 -2.4% vs FV | 99yr from 2019 |
Dec 2024 | Blk 446A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$820,000 | ▼S$680 -5.8% vs FV | 99yr from 2019 |
Nov 2024 | Blk 446A BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,206sqft | S$818,000 | ▼S$679 -6.0% vs FV | 99yr from 2019 |
Blk 446A BT BATOK WEST AVE 8
Jan 2026 · Floor 16 TO 18
-0.3% vs FV
Blk 446A BT BATOK WEST AVE 8
Jan 2026 · Floor 16 TO 18
-0.3% vs FV
Blk 446A BT BATOK WEST AVE 8
Nov 2025 · Floor 07 TO 09
-5.5% vs FV
Blk 446A BT BATOK WEST AVE 8
Oct 2025 · Floor 16 TO 18
-4.7% vs FV
Blk 446A BT BATOK WEST AVE 8
Aug 2025 · Floor 10 TO 12
-5.3% vs FV
Blk 446A BT BATOK WEST AVE 8
Jul 2025 · Floor 04 TO 06
-5.8% vs FV
Blk 446A BT BATOK WEST AVE 8
Jun 2025 · Floor 10 TO 12
-8.0% vs FV
Blk 446A BT BATOK WEST AVE 8
Jun 2025 · Floor 10 TO 12
-4.7% vs FV
Blk 446A BT BATOK WEST AVE 8
Mar 2025 · Floor 04 TO 06
-2.4% vs FV
Blk 446A BT BATOK WEST AVE 8
Dec 2024 · Floor 04 TO 06
-5.8% vs FV
Blk 446A BT BATOK WEST AVE 8
Nov 2024 · Floor 13 TO 15
-6.0% vs FV
HELIOS AI Analysis
The HDB 5-room unit in Bukit Batok, boasting a remaining lease of 90 years, presents an intriguing investment opportunity within Singapore's dynamic property market. With an estimated value of $871,144, translating to $722 per square foot, this property exhibits a compelling valuation that is approximately 10.5% below the current market baseline. Such a differential indicates a strong potential for capital appreciation, particularly given the area's consistent demand for family-sized units.
The valuation is supported by recent data from 11 comparable HDB resale transactions in the vicinity, reflecting a medium level of confidence in the model's predictive accuracy. As Bukit Batok continues to develop and mature as a residential hub, factors such as proximity to amenities, transportation links, and the overall vibrancy of the community are likely to enhance the desirability of this property. Investors and homeowners alike should consider this opportunity as a strategic entry point into a well-established market with promising growth trajectories.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.