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.
Loading map...
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$825,766
S$679 psf
Asking Price
S$888,000
S$730 psf
vs Market
+7.5%
vs Last Done
-5.6%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bukit Batok
724m away · +2% premium
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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$679
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 +13.8% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 25 TO 27 | 1,216sqft | S$940,000 | ▲S$773 +13.8% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 13 TO 15 | 1,216sqft | S$862,000 | ▲S$709 +4.4% 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 +25.9% 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 +10.9% 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 +11.3% 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 -3.1% 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 -4.7% 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 +1.8% 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 -0.7% 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 +0.7% vs FV | 99yr from 2019 |
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+13.8% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+13.8% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 13 TO 15
+4.4% vs FV
Blk 296C BT BATOK ST 22
Mar 2026 · Floor 37 TO 39
+25.9% vs FV
Blk 194B BT BATOK WEST AVE 6
Mar 2026 · Floor 10 TO 12
+10.9% vs FV
Blk 452A BT BATOK WEST AVE 6
Mar 2026 · Floor 22 TO 24
+11.3% vs FV
Blk 461B BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
-3.1% vs FV
Blk 442A BT BATOK WEST AVE 8
Mar 2026 · Floor 04 TO 06
-4.7% vs FV
Blk 439B BT BATOK WEST AVE 8
Mar 2026 · Floor 13 TO 15
+1.8% vs FV
Blk 464A BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
-0.7% vs FV
Blk 443C BT BATOK WEST AVE 8
Mar 2026 · Floor 07 TO 09
+0.7% vs FV
HELIOS AI Analysis
The HDB 5 Room property located in the esteemed Bukit Batok area presents a compelling valuation of $825,766, translating to $679 PSF. With a remaining lease of 90 years, this property is well-positioned in the market, particularly attractive to families and investors seeking long-term stability. The estimated value is notably above the market baseline by 7.5%, indicating robust demand and a favorable perception of the Bukit Batok locale among buyers.
This analysis is backed by strong market confidence, with a high model confidence rating derived from 500 recent HDB resale transactions within the vicinity. This substantial data pool underscores the resilience of the Bukit Batok real estate market, reflecting a trend towards premium valuations for properties with longer leases. The combination of a thriving community, excellent amenities, and strategic governmental planning further boosts this HDB's market appeal, reinforcing its status as a sought-after investment opportunity in Singapore's dynamic property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.