442a Bukit Batok West Avenue 8 651442, Brickworks, West Region, Singapore
$850,000
Discover a highly sought-after home at Blk 442A Bukit Batok West Ave 8, perfectly positioned in one of Bukit Batok’s fastest-transforming neighbourhoods. Enjoy unmatched daily convenience with Multiple lifestyle hubs just a short stroll away - including Le Quest Mall, Plantation Plaza, and Parc Point. From supermarkets to dining options, enrichment centres, and essential services, everything you need is within easy reach. Residents will also appreciate the nearby coffee shops, eateries, and Polyclinic, making everyday living seamless and convenient for families and elderly alike. Looking ahead, this location is set for strong future upside with the upcoming Jurong Region Line, enhancing connectivity across the West and boosting long-term value. Key Highlight for Families: This unit falls within 1KM of the future Anglo-Chinese School relocation site, offering a valuable advantage for parents planning ahead for Primary 1 registration under the priority balloting phase — a rare and strategic benefit that adds strong appeal for own stay and investment. Why This Unit Stands Out: * Short walking distance to 3 major amenities hubs * Future MRT connectivity (Jurong Region Line) * Within 1KM to ACS (future relocation) * Surrounded by eateries, clinics & daily conveniences * Strong future growth & transformation potential This is a perfect home for families and savvy buyers looking to secure a property with both immediate convenience and future upside. Serious sellers – contact me today 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 8 HDB resale transactions (data.gov.sg)
Fair Value
S$845,947
S$701 psf
Asking Price
S$850,000
S$705 psf
vs Market
+0.5%
vs Last Done
+9.0%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
8 comps
Nearest MRT
Bukit Batok
1484m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
8 comparable transactions
S$668
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$701
Recent Comparable Transactions
8 shown · 8 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 442A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$780,000 | ▼S$647 -7.7% 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 -7.7% vs FV | 99yr from 2019 |
Feb 2026 | Blk 442A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$830,000 | ▼S$688 -1.9% vs FV | 99yr from 2019 |
Feb 2026 | Blk 442A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,206sqft | S$828,000 | ▼S$687 -2.0% vs FV | 99yr from 2019 |
Jul 2025 | Blk 442A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$800,000 | ▼S$664 -5.3% vs FV | 99yr from 2019 |
Jun 2025 | Blk 442A BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,206sqft | S$840,000 | ▼S$697 -0.6% vs FV | 99yr from 2019 |
Feb 2025 | Blk 442A BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,206sqft | S$750,000 | ▼S$622 -11.3% vs FV | 99yr from 2019 |
Nov 2024 | Blk 442A BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,206sqft | S$785,000 | ▼S$651 -7.1% vs FV | 99yr from 2019 |
Oct 2024 | Blk 442A BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,206sqft | S$830,000 | ▼S$688 -1.9% vs FV | 99yr from 2019 |
Blk 442A BT BATOK WEST AVE 8
Mar 2026 · Floor 04 TO 06
-7.7% vs FV
Blk 442A BT BATOK WEST AVE 8
Mar 2026 · Floor 04 TO 06
-7.7% vs FV
Blk 442A BT BATOK WEST AVE 8
Feb 2026 · Floor 10 TO 12
-1.9% vs FV
Blk 442A BT BATOK WEST AVE 8
Feb 2026 · Floor 10 TO 12
-2.0% vs FV
Blk 442A BT BATOK WEST AVE 8
Jul 2025 · Floor 04 TO 06
-5.3% vs FV
Blk 442A BT BATOK WEST AVE 8
Jun 2025 · Floor 13 TO 15
-0.6% vs FV
Blk 442A BT BATOK WEST AVE 8
Feb 2025 · Floor 07 TO 09
-11.3% vs FV
Blk 442A BT BATOK WEST AVE 8
Nov 2024 · Floor 13 TO 15
-7.1% vs FV
Blk 442A BT BATOK WEST AVE 8
Oct 2024 · Floor 13 TO 15
-1.9% 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 $845,947, translating to $701 PSF. This valuation reflects a nuanced understanding of the current market dynamics and the specific characteristics of the property in question. The slight market signal indicating a 0.5% difference from the baseline suggests a stable demand for HDB properties in the area, although the medium confidence level indicates that external factors may be influencing buyer sentiment and transaction volumes.
Recent analysis based on 8 HDB resale transactions in the vicinity supports this valuation, highlighting a consistent performance of similar properties. The remaining lease of 91 years is a significant factor, as it offers potential buyers a balance of longevity and investment security. As the HDB market continues to evolve, the interplay between lease duration and market pricing will remain crucial for prospective buyers and investors. This valuation not only underscores the attractiveness of the Bukit Batok area but also reflects the broader trends within Singapore's residential property market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.