165 Bukit Batok West Avenue 8 650165, Bukit Batok West, West Region, Singapore
$530,000
SUPER CHEAP | SUPER CHEAP | SUPER CHEAP Functional and spacious layout No built-ins — easy to renovate or customise Well-kept in original condition No extension stay required Bright unit with good natural ventilation Quiet, peaceful surroundings Peaceful environment with no neighbour disputes Spacious Flat in Bukit Batok with Superb Convenience This is a generously sized unit in a peaceful, well-connected neighbourhood — ideal for those seeking both comfort and convenience. Located on the corridor level with 7 lifts, the unit is hassle-free and ready for immediate sale, with no complications involved. Everything You Need Is Just Around the Corner: • 24-hour NTUC FairPrice & Pizza Hut right downstairs • Mini-marts, wet market, shops, and multiple coffee shops all within walking distance • Excellent public transport: Multiple bus services and MRT stations nearby (including an upcoming MRT line that connects you to Jurong East in just 2 stops) • Bukit Batok Swimming Complex, hospital, schools, and even a church are all within easy reach Nearby Schools: • Princess Elizabeth Primary School • Bukit Batok Secondary School • Millennia Institute • Dulwich College • Eden School Nearby Supermarkets: • NTUC FairPrice (Blk 166) • Sheng Siong (Blk 154A & 159) • Ace Marketplace (Blk 151) • Sheng Ho Supermarket (Blk 156) A rare unit in a prime location! Don’t miss out—call now to book a viewing! It’s definitely a value buy Call now to arrange for a viewing today Aren Goh Propnex
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: L3002382K
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$455,182
S$407 psf
Asking Price
S$530,000
S$474 psf
vs Market
+16.4%
vs Last Done
-4.4%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Bukit Batok
868m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$490
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$407
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 165 BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,119sqft | S$555,000 | ▲S$496 +21.9% vs FV | 99yr from 1984 |
Sep 2025 | Blk 165 BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,119sqft | S$555,000 | ▲S$496 +21.9% vs FV | 99yr from 1984 |
Aug 2025 | Blk 165 BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,119sqft | S$545,888 | ▲S$488 +19.9% vs FV | 99yr from 1984 |
Aug 2025 | Blk 165 BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,119sqft | S$543,888 | ▲S$486 +19.4% vs FV | 99yr from 1984 |
Blk 165 BT BATOK WEST AVE 8
Sep 2025 · Floor 07 TO 09
+21.9% vs FV
Blk 165 BT BATOK WEST AVE 8
Sep 2025 · Floor 07 TO 09
+21.9% vs FV
Blk 165 BT BATOK WEST AVE 8
Aug 2025 · Floor 07 TO 09
+19.9% vs FV
Blk 165 BT BATOK WEST AVE 8
Aug 2025 · Floor 04 TO 06
+19.4% vs FV
HELIOS AI Analysis
The current valuation of the HDB 4 Room unit in Bukit Batok stands at an estimated $455,182, translating to a price per square foot (PSF) of $407. This valuation emerges from a market analysis that shows an intriguing 16.4% premium above the baseline, suggesting a strong demand for properties in this area despite the remaining lease of 57 years. The elevated market signal indicates that buyers may be willing to pay a premium for this unit, likely driven by the fundamental appeal of Bukit Batok's amenities and transport connectivity.
However, it is crucial to approach this valuation with caution, as the model confidence is categorized as low. This is primarily based on only three recent HDB resale transactions in the vicinity, which may not fully encapsulate the broader market dynamics. The limited data points suggest that while there is potential for growth, fluctuations in buyer sentiment and external economic factors could significantly influence future valuations. Investors and prospective buyers should weigh these considerations carefully when assessing the attractiveness of this property in the current market landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.