452a Bukit Batok West Avenue 6 651452, Brickworks, West Region, Singapore
$830,000
A Home to Grow Your Family 1. Healthy remaining lease - 92 years remaining, allows you to grow your family and still easily make a move when life changes 2. Well-maintained and designed - Pack your bags and move-in, minimal renovation required 3. Bright and Breezy unit - Unblocked nature views all around, super cooling and breezy - Enjoy unparalleled privacy as you are not facing neighbors directly 4. Daily necessities at your door-step - Sheng Siong & Fairprice Finest within 400m walk - More shopping and food options at Le Quest - 1 MRT stop away to Plantation Village for even more retail therapy and food 5. Connectivity - Multiple bus services to Bt Batok and even CBD during peak hours - Drivers are just a 2-minutes drive to PIE - Within 8-minutes walk to upcoming Tengah Park (JE2) MRT 6. Weekend activities for all ages - PCN for family cycling trips - Community Farmways for the children to interact with nature - Plantation Village for communal activities with the upcoming CC. 7. Top schools within walking distance for Primary and Secondary schools - Within 1KM Princess Elizabeth Pri Dazhong Pri Bukit Batok Sec Reach out for a viewing Weihan 8 9 3 1 3 5 8 8
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: L3008899K
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$936,337
S$756 psf
Asking Price
S$830,000
S$670 psf
vs Market
-11.4%
vs Last Done
-11.4%
Tenure
91 yrs
99-year Leasehold · Balance remaining
Confidence
Low
6 comps
Nearest MRT
Bukit Batok
880m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$706
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$756
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 452A BT BATOK WEST AVE 6 Floor 22 TO 24 | 1,216sqft | S$920,000 | ▼S$756 0.0% vs FV | 99yr from 2019 |
Mar 2026 | Blk 452A BT BATOK WEST AVE 6 Floor 22 TO 24 | 1,216sqft | S$920,000 | ▼S$756 0.0% vs FV | 99yr from 2019 |
Feb 2026 | Blk 452A BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,216sqft | S$850,000 | ▼S$699 -7.5% vs FV | 99yr from 2019 |
Jan 2026 | Blk 452A BT BATOK WEST AVE 6 Floor 10 TO 12 | 1,216sqft | S$865,000 | ▼S$711 -6.0% vs FV | 99yr from 2019 |
Jan 2025 | Blk 452A BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,238sqft | S$868,888 | ▼S$702 -7.1% vs FV | 99yr from 2019 |
Oct 2024 | Blk 452A BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,216sqft | S$850,000 | ▼S$699 -7.5% vs FV | 99yr from 2019 |
Aug 2024 | Blk 452A BT BATOK WEST AVE 6 Floor 10 TO 12 | 1,216sqft | S$815,000 | ▼S$670 -11.4% vs FV | 99yr from 2019 |
Blk 452A BT BATOK WEST AVE 6
Mar 2026 · Floor 22 TO 24
0.0% vs FV
Blk 452A BT BATOK WEST AVE 6
Mar 2026 · Floor 22 TO 24
0.0% vs FV
Blk 452A BT BATOK WEST AVE 6
Feb 2026 · Floor 13 TO 15
-7.5% vs FV
Blk 452A BT BATOK WEST AVE 6
Jan 2026 · Floor 10 TO 12
-6.0% vs FV
Blk 452A BT BATOK WEST AVE 6
Jan 2025 · Floor 13 TO 15
-7.1% vs FV
Blk 452A BT BATOK WEST AVE 6
Oct 2024 · Floor 13 TO 15
-7.5% vs FV
Blk 452A BT BATOK WEST AVE 6
Aug 2024 · Floor 10 TO 12
-11.4% vs FV
HELIOS AI Analysis
The HDB 5-room property located in Bukit Batok, with a remaining lease of 91 years, presents a compelling investment opportunity, particularly given its estimated value of $936,337, translating to $756 per square foot (PSF). The valuation reflects a notable 11.4% difference from the baseline, categorizing this property as a good deal within the current market landscape. Such a premium positioning suggests that this HDB unit is well-aligned with the ongoing demand dynamics in the area, which continues to attract both owner-occupiers and investors alike.
However, it is essential to note that the model confidence for this valuation is classified as low, indicating potential variability in the data inputs or market conditions. This valuation is derived from an analysis of six recent HDB resale transactions in the vicinity, showcasing the competitive nature of the Bukit Batok market. While the remaining lease period of 91 years is favorable, market participants should exercise caution, considering broader economic factors and the potential for fluctuations in demand that could impact the long-term value of the property.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.