461d Bukit Batok West Avenue 8 654461, Brickworks, West Region, Singapore
$828,000
No Extension Required! Immediate Submission! Serious Seller No ethnic quota restriction Available for viewings anytime! 461D Bukit Batok West Ave 8 5 room flat, 1227 sqft 3 bedrooms 2 Baths High Floor, above #10 storey No West Sun Beautifully Renovated Asking $828,000 Main Door Direction: Southwest Living Room Direction: North Good neighbour profile Unit is bright, airy and well-ventilated Quiet facing This house ticks all the boxes of having everything! 1) Primary School options 2) Future upcoming MRT in 2028 3) Food and Beverage options 4) Groceries & Supermarkets 5) Childcare Centres Schools Within 1km: Princess Elizabeth Primary School Dazhong Primary School Jurong Primary School Pioneer Primary School Future upcoming MRT in 2028: Tengah Park (JE2) — 436m Tengah Plantation (JE1) — 845m Bukit Batok West (JE3) — 979m Bukit Batok (NS2) — 1.19km Bukit Gombak (NS3) — 1.35km Groceries and Supermarkets: Less than 5minutes walk Sheng Shiong (Postal: 650440) — 183m Fairprice Finest (Postal: 657991) — 186m Sheng Shiong (Postal: 650451) — 429m Preschool options: Less than 2mins walk Sunflower Preschool — 73m My World Preschool — 90m Sparkletots Preschool @ Hong Kah North — 205m Wisdom Star Preschool @ Le Quest —206m Viewing can be conducted anytime! Call or whatsapp Ben for a viewing today!
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…


License: L3008022J
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$852,452
S$695 psf
Asking Price
S$828,000
S$675 psf
vs Market
-2.9%
vs Last Done
-0.6%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Bukit Batok
1193m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$662
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$695
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | Blk 461D BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,302sqft | S$885,000 | ▼S$679 -2.3% vs FV | 99yr from 2019 |
Apr 2025 | Blk 461D BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,302sqft | S$885,000 | ▼S$679 -2.3% vs FV | 99yr from 2019 |
Jan 2025 | Blk 461D BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,227sqft | S$800,000 | ▼S$652 -6.2% vs FV | 99yr from 2019 |
Jul 2024 | Blk 461D BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,227sqft | S$800,000 | ▼S$652 -6.2% vs FV | 99yr from 2019 |
Jul 2024 | Blk 461D BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,227sqft | S$813,888 | ▼S$663 -4.6% vs FV | 99yr from 2019 |
Blk 461D BT BATOK WEST AVE 8
Apr 2025 · Floor 10 TO 12
-2.3% vs FV
Blk 461D BT BATOK WEST AVE 8
Apr 2025 · Floor 10 TO 12
-2.3% vs FV
Blk 461D BT BATOK WEST AVE 8
Jan 2025 · Floor 04 TO 06
-6.2% vs FV
Blk 461D BT BATOK WEST AVE 8
Jul 2024 · Floor 07 TO 09
-6.2% vs FV
Blk 461D BT BATOK WEST AVE 8
Jul 2024 · Floor 13 TO 15
-4.6% 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 $852,452, translating to a price per square foot (PSF) of $695. This figure reflects a modest 2.9% difference from the baseline market price, indicating a relatively stable market position for this property type within the locality. Such a valuation is critical to understanding the dynamics at play in an area where demand for HDB properties remains robust, yet is influenced by the overall macroeconomic context and housing policies in Singapore.
It is noteworthy, however, that the model confidence for this valuation is classified as low, suggesting that the assessment was derived from only four recent HDB resale transactions in the vicinity. This limited dataset may not fully capture the nuanced shifts in buyer sentiment and market conditions. Investors and homeowners should consider this variable when evaluating the potential for appreciation and resale in the near future. The remaining lease of 91 years is a significant factor that contributes positively to the intrinsic value of the property, offering prospective buyers a long-term tenure, which is increasingly sought after in the current HDB market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.