165 Bukit Batok West Avenue 8 650165, Bukit Batok West, West Region, Singapore
$540,000
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: L3008022J
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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$540,000
S$483 psf
vs Market
+18.6%
vs Last Done
-2.6%
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 subject property, a 4-room HDB unit located in Bukit Batok, presents an estimated value of $455,182, which translates to a price per square foot (PSF) of $407. This valuation is noteworthy, particularly as it stands 18.6% above the established market baseline, indicating a robust demand for HDB units in this locality. However, it is imperative to acknowledge the low confidence in this valuation model, which stems from a limited dataset of only three recent resale transactions in the vicinity. Such a constraint may affect the reliability of the market signals being interpreted.
With a remaining lease of 57 years, this property sits within a critical juncture of HDB lease dynamics, where potential buyers often weigh the longevity of the lease against price appreciation potential. The elevated valuation suggests that buyers are willing to overlook the lease term, likely influenced by the strategic location and amenities that Bukit Batok offers. As the market evolves, the interplay between lease duration and property value will remain pivotal, especially in a landscape where demographic shifts and urban planning initiatives continue to shape the demand for HDB flats.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.