467c Bukit Batok West Avenue 9 653467, Brickworks, West Region, Singapore
$400,000
Discover your dream home with this stunning 2 Room Flexi HDB unit available for sale now! - 47sqm / 506sqft - 1 Bedroom + 1 Bathroom (HDB 2 Room Flexi Model) - Top floor unit (higher ceiling & no unsightly pipes) - Unblocked Greenery view - Bright and well ventilated - Quiet and Serene - No odd shape! - Tastefully renovated. Practical and meticulously maintained - Main Door facing: NNE - Bedroom & Living Room facing: SSW - Extension of stay can be discussed Nearest Train Stations - Tengah Park MRT station (0.74km) - Bukit Gombak MRT station (1.079km) - Bukit Batok MRT station (1.095km) Buses - 871, 941, 991, 992, 993 Supermarket / Mini mart - Sheng Shiong Supermarket (3min walk) - Fairprice Finest Le Quest (4min walk) Food Options - Bukit Batok West Hawker Centre (1-2min walk) - Le Quest Mall (4min walk) Preschool - Wisdom Star Preschool (1min walk) - MY World @ Bukit Batok West Plains 1 & 2 (1-2min walk) - My First Skool @ 438 Bukit Batok West (5min walk) - Sunflower Preschool @ West Rock (6min walk) Primary Schools - Dazhong Primary School (704m) - Princess Elizabeth Primary School (788m) - St Anthony’s Primary School (1218m) - Jurong Primary School (1314m) - Lianhua Primary School (1329m) - Yuhua Primary School (1465m) - Bukit View Primary School (1640m) - Keming Primary School (1930m) Contact for a viewing!
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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: L3009250K
Automated Valuation based on 201 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$397,971
S$787 psf
Asking Price
S$400,000
S$791 psf
vs Market
+0.5%
vs Last Done
-4.8%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
201 comps
Nearest MRT
Bukit Gombak
1084m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
201 comparable transactions
S$749
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$787
Recent Comparable Transactions
10 shown · 201 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 450D BT BATOK WEST AVE 6 Floor 01 TO 03 | 409sqft | S$340,000 | ▲S$831 +5.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 450D BT BATOK WEST AVE 6 Floor 01 TO 03 | 409sqft | S$340,000 | ▲S$831 +5.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 448A BT BATOK WEST AVE 9 Floor 04 TO 06 | 409sqft | S$320,000 | ▼S$782 -0.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 460C BT BATOK WEST AVE 9 Floor 07 TO 09 | 517sqft | S$398,000 | ▼S$770 -2.2% vs FV | 99yr from 2020 |
Mar 2026 | Blk 467C BT BATOK WEST AVE 9 Floor 04 TO 06 | 409sqft | S$360,000 | ▲S$880 +11.8% vs FV | 99yr from 2021 |
Feb 2026 | Blk 450A BT BATOK WEST AVE 6 Floor 04 TO 06 | 506sqft | S$390,000 | ▼S$771 -2.0% vs FV | 99yr from 2019 |
Feb 2026 | Blk 450D BT BATOK WEST AVE 6 Floor 10 TO 12 | 506sqft | S$385,000 | ▼S$761 -3.3% vs FV | 99yr from 2019 |
Feb 2026 | Blk 441A BT BATOK WEST AVE 8 Floor 10 TO 12 | 398sqft | S$360,000 | ▲S$904 +14.9% vs FV | 99yr from 2019 |
Feb 2026 | Blk 445B BT BATOK WEST AVE 8 Floor 01 TO 03 | 506sqft | S$360,000 | ▼S$712 -9.5% vs FV | 99yr from 2019 |
Feb 2026 | Blk 448A BT BATOK WEST AVE 9 Floor 19 TO 21 | 506sqft | S$398,000 | ▼S$787 0.0% vs FV | 99yr from 2019 |
Feb 2026 | Blk 448B BT BATOK WEST AVE 9 Floor 10 TO 12 | 506sqft | S$388,000 | ▼S$767 -2.5% vs FV | 99yr from 2019 |
Blk 450D BT BATOK WEST AVE 6
Mar 2026 · Floor 01 TO 03
+5.6% vs FV
Blk 450D BT BATOK WEST AVE 6
Mar 2026 · Floor 01 TO 03
+5.6% vs FV
Blk 448A BT BATOK WEST AVE 9
Mar 2026 · Floor 04 TO 06
-0.6% vs FV
Blk 460C BT BATOK WEST AVE 9
Mar 2026 · Floor 07 TO 09
-2.2% vs FV
Blk 467C BT BATOK WEST AVE 9
Mar 2026 · Floor 04 TO 06
+11.8% vs FV
Blk 450A BT BATOK WEST AVE 6
Feb 2026 · Floor 04 TO 06
-2.0% vs FV
Blk 450D BT BATOK WEST AVE 6
Feb 2026 · Floor 10 TO 12
-3.3% vs FV
Blk 441A BT BATOK WEST AVE 8
Feb 2026 · Floor 10 TO 12
+14.9% vs FV
Blk 445B BT BATOK WEST AVE 8
Feb 2026 · Floor 01 TO 03
-9.5% vs FV
Blk 448A BT BATOK WEST AVE 9
Feb 2026 · Floor 19 TO 21
0.0% vs FV
Blk 448B BT BATOK WEST AVE 9
Feb 2026 · Floor 10 TO 12
-2.5% vs FV
HELIOS AI Analysis
The valuation of the 2-room HDB unit in Bukit Batok, with a remaining lease of 94 years, stands at an estimated value of $397,971, translating to a competitive $787 PSF. This valuation reflects a nuanced understanding of the local market dynamics, particularly given the recent data derived from 201 resale transactions in the vicinity. The property exhibits a market signal indicating a mere 0.5% deviation from the baseline, suggesting a stable and resilient pricing environment in this segment of the HDB market.
With a high model confidence rating, this valuation encapsulates the inherent desirability of Bukit Batok as a residential locale, where demand continues to be buoyed by its strategic connectivity and community amenities. The remaining lease period further enhances the attractiveness of the unit, aligning with the preferences of potential buyers who prioritize long-term tenure in their investment decisions. As the HDB market in Singapore evolves, this valuation not only represents a snapshot of current trends but also signals the enduring value of well-located properties within established townships.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.