461c Bukit Batok West Avenue 8 653461, Brickworks, West Region, Singapore
$865,000
Premium High-Floor Corner Unit @ West Rock! Move-In Ready & Steps to Le Quest Mall! The Unit: Step into your private oasis! This rare 13th-floor corner unit offers the ultimate privacy with zero corridor traffic. Skip the noisy main roads—this unit boasts a premium, tranquil garden-facing view that guarantees quiet evenings and a bright, breezy living space. Beautifully maintained and 100% move-in condition, saving you months of expensive renovation! A BBQ pit and an award winning beautiful garden at your doorstep. The Lifestyle & Convenience: Why travel when everything is at your doorstep? * Shop & Dine: A short 5-minute stroll takes you to Le Quest Mall (NTUC FairPrice, Koufu, McDonald's) and the newly opened Bukit Batok West Hawker Centre for amazing, affordable local eats. * 24/7 Groceries: Midnight snack run? Sheng Siong Supermarket at Block 440 is just around the corner! The Education Advantage: A dream location for young families! Located comfortably within the 1km radius of the prestigious Princess Elizabeth Primary School and Dazhong Primary School. Dulwich College is also just minutes away. The Future Upside: Enjoy immediate capital preservation with the upcoming Jurong Region Line (Tengah Park MRT) set to supercharge connectivity in the West.
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 10 HDB resale transactions (data.gov.sg)
Fair Value
S$847,789
S$691 psf
Asking Price
S$865,000
S$705 psf
vs Market
+2.0%
vs Last Done
+9.6%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
10 comps
Nearest MRT
Bukit Batok
1186m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$658
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$691
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 461C BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,302sqft | S$838,000 | ▼S$643 -6.9% vs FV | 99yr from 2019 |
Mar 2026 | Blk 461C BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,302sqft | S$838,000 | ▼S$643 -6.9% vs FV | 99yr from 2019 |
Mar 2026 | Blk 461C BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,227sqft | S$828,000 | ▼S$675 -2.3% vs FV | 99yr from 2019 |
Mar 2026 | Blk 461C BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,227sqft | S$832,888 | ▼S$679 -1.7% vs FV | 99yr from 2019 |
Jul 2025 | Blk 461C BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,302sqft | S$840,000 | ▼S$645 -6.7% vs FV | 99yr from 2019 |
Jun 2025 | Blk 461C BT BATOK WEST AVE 8 Floor 01 TO 03 | 1,227sqft | S$755,000 | ▼S$615 -11.0% vs FV | 99yr from 2019 |
Apr 2025 | Blk 461C BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,227sqft | S$825,000 | ▼S$672 -2.7% vs FV | 99yr from 2019 |
Feb 2025 | Blk 461C BT BATOK WEST AVE 8 Floor 01 TO 03 | 1,227sqft | S$730,000 | ▼S$595 -13.9% vs FV | 99yr from 2019 |
Jan 2025 | Blk 461C BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,227sqft | S$835,000 | ▼S$680 -1.6% vs FV | 99yr from 2019 |
Dec 2024 | Blk 461C BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,227sqft | S$858,000 | ▲S$699 +1.2% vs FV | 99yr from 2019 |
Nov 2024 | Blk 461C BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,227sqft | S$830,000 | ▼S$676 -2.2% vs FV | 99yr from 2019 |
Blk 461C BT BATOK WEST AVE 8
Mar 2026 · Floor 04 TO 06
-6.9% vs FV
Blk 461C BT BATOK WEST AVE 8
Mar 2026 · Floor 04 TO 06
-6.9% vs FV
Blk 461C BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
-2.3% vs FV
Blk 461C BT BATOK WEST AVE 8
Mar 2026 · Floor 07 TO 09
-1.7% vs FV
Blk 461C BT BATOK WEST AVE 8
Jul 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 461C BT BATOK WEST AVE 8
Jun 2025 · Floor 01 TO 03
-11.0% vs FV
Blk 461C BT BATOK WEST AVE 8
Apr 2025 · Floor 07 TO 09
-2.7% vs FV
Blk 461C BT BATOK WEST AVE 8
Feb 2025 · Floor 01 TO 03
-13.9% vs FV
Blk 461C BT BATOK WEST AVE 8
Jan 2025 · Floor 10 TO 12
-1.6% vs FV
Blk 461C BT BATOK WEST AVE 8
Dec 2024 · Floor 10 TO 12
+1.2% vs FV
Blk 461C BT BATOK WEST AVE 8
Nov 2024 · Floor 10 TO 12
-2.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Bukit Batok, with a remaining lease of 91 years, stands at an estimated value of $847,789, translating to $691 per square foot (PSF). This valuation reflects a 2% difference from the baseline market price, indicating a stable yet competitive market environment in the vicinity. The slight premium above the baseline suggests that this property is positioned well within the local market, potentially due to its desirable location, unit size, and remaining lease duration, which is a significant factor for buyers seeking long-term investment in public housing.
Furthermore, the model confidence for this valuation is categorized as medium, based on an analysis of 10 recent HDB resale transactions in the area. This level of confidence indicates a reasonable degree of reliability in the valuation, although potential fluctuations in market dynamics should be monitored closely. The longevity of the remaining lease is particularly attractive, as it assures prospective homeowners of the property’s viability as a long-term residence or investment. Overall, the Bukit Batok HDB market remains robust, and this property exemplifies the qualities that continue to draw interest from buyers in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.