450c Bukit Batok West Avenue 6 653450, Brickworks, West Region, Singapore
$888,000
Located in the established Bukit Batok estate, Bukit Batok West Avenue 6 offers a convenient and family-friendly living environment with easy access to amenities, eateries, schools, and public transport. Residents enjoy a well-connected neighbourhood with parks and daily conveniences just a short distance away. Unit details: * 5 room corner (privacy) * 113sqm / 1,216sqft * High floor, unblocked view * Below 10 years old, mint condition * Cosy, well renovated with full air-cons & ceiling fans * Efficient layout, good size living & dining area * 3 bedrooms with an option to create a 4th room * No west sun, bright & well ventilated * Main door facing East * Living area facing SouthEast * All ethnic group eligible * Motivated seller Train stations: *Bukit Batok (NS2) *Tengah Park (JE2) *Bukit Batok West (JE3) Primary Schools: *Princess Elizabeth Primary School *Dazhong Primary School *Lianhua Primary School Supermarket: *Sheng Siong Supermarket *Prime Supermarket *Fairprice Finest Shopping Malls: *West Mall *Plantation Plaza *IMM Building Call 9.7.9.2.4.0.9.0 for an exclusive viewing!
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 4 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$884,824
S$728 psf
Asking Price
S$888,000
S$730 psf
vs Market
+0.4%
vs Last Done
+8.8%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Bukit Batok
724m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$679
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$728
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 450C BT BATOK WEST AVE 6 Floor 07 TO 09 | 1,238sqft | S$830,000 | ▼S$671 -7.8% vs FV | 99yr from 2019 |
Apr 2026 | Blk 450C BT BATOK WEST AVE 6 Floor 07 TO 09 | 1,238sqft | S$830,000 | ▼S$671 -7.8% vs FV | 99yr from 2019 |
Nov 2025 | Blk 450C BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,216sqft | S$835,000 | ▼S$686 -5.8% vs FV | 99yr from 2019 |
Aug 2025 | Blk 450C BT BATOK WEST AVE 6 Floor 10 TO 12 | 1,216sqft | S$835,000 | ▼S$686 -5.8% vs FV | 99yr from 2019 |
May 2025 | Blk 450C BT BATOK WEST AVE 6 Floor 07 TO 09 | 1,216sqft | S$820,000 | ▼S$674 -7.4% vs FV | 99yr from 2019 |
Blk 450C BT BATOK WEST AVE 6
Apr 2026 · Floor 07 TO 09
-7.8% vs FV
Blk 450C BT BATOK WEST AVE 6
Apr 2026 · Floor 07 TO 09
-7.8% vs FV
Blk 450C BT BATOK WEST AVE 6
Nov 2025 · Floor 13 TO 15
-5.8% vs FV
Blk 450C BT BATOK WEST AVE 6
Aug 2025 · Floor 10 TO 12
-5.8% vs FV
Blk 450C BT BATOK WEST AVE 6
May 2025 · Floor 07 TO 09
-7.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Bukit Batok, with a remaining lease of 90 years, stands at an estimated value of $884,824, translating to $728 per square foot. This valuation reflects a nuanced understanding of the current market dynamics, particularly considering the property's proximity to essential amenities and transportation links, which typically bolster demand in this well-established residential enclave.
Notably, the market signal indicates a modest deviation from the baseline, with a mere 0.4% difference. This slight variance may suggest a stabilizing trend in the Bukit Batok area, yet the low model confidence—derived from only four recent resale transactions—implies a degree of caution. Potential buyers and investors should be mindful of the limited data set, which may not fully encapsulate the broader market fluctuations. As such, while the remaining lease of 90 years is advantageous, ongoing assessment of the local market trends will be crucial in making informed decisions in this segment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.