460a Bukit Batok West Avenue 9 651460, Brickworks, West Region, Singapore
$560,000
Discover a fantastic opportunity at 460A Bukit Batok West Avenue 9! This beautifully renovated 2-bedroom HDB apartment offers a spacious 731 sqft layout, perfect for comfortable living. Located on a high floor, it is in immaculate condition and ready for you. Enjoy the convenience of a superb location with close proximity to MRT stations, schools, shopping, and hawker centers. Highlights include: - Affordable price at $560,000 - No ethnic quota restrictions - Partially furnished for easy move-in - Close to Bukit Gombak MRT (1.28km, 16 min walk) - Near Millennia Institute (0.51km, 7 min walk) - Walking distance to West Mall (1.17km, 15 min) - Great location for families and professionals Viewing available now! Dont miss outcall Eugene Chen 9068XXXX or Daphne Lin 9641XXXX today! Dont Miss This Awesome Opportunity! Call me today, Daphne @ 9641XXXX!
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 4 HDB resale transactions (data.gov.sg)
Fair Value
S$541,489
S$741 psf
Asking Price
S$560,000
S$766 psf
vs Market
+3.4%
vs Last Done
-1.0%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Bukit Batok
1285m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$705
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$741
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2025 | Blk 460A BT BATOK WEST AVE 9 Floor 13 TO 15 | 517sqft | S$400,000 | ▲S$774 +4.5% vs FV | 99yr from 2020 |
Feb 2025 | Blk 460A BT BATOK WEST AVE 9 Floor 13 TO 15 | 517sqft | S$400,000 | ▲S$774 +4.5% vs FV | 99yr from 2020 |
Jan 2025 | Blk 460A BT BATOK WEST AVE 9 Floor 01 TO 03 | 517sqft | S$358,000 | ▼S$693 -6.5% vs FV | 99yr from 2020 |
Jun 2024 | Blk 460A BT BATOK WEST AVE 9 Floor 04 TO 06 | 517sqft | S$355,000 | ▼S$687 -7.3% vs FV | 99yr from 2020 |
May 2024 | Blk 460A BT BATOK WEST AVE 9 Floor 04 TO 06 | 517sqft | S$345,000 | ▼S$668 -9.9% vs FV | 99yr from 2020 |
Blk 460A BT BATOK WEST AVE 9
Feb 2025 · Floor 13 TO 15
+4.5% vs FV
Blk 460A BT BATOK WEST AVE 9
Feb 2025 · Floor 13 TO 15
+4.5% vs FV
Blk 460A BT BATOK WEST AVE 9
Jan 2025 · Floor 01 TO 03
-6.5% vs FV
Blk 460A BT BATOK WEST AVE 9
Jun 2024 · Floor 04 TO 06
-7.3% vs FV
Blk 460A BT BATOK WEST AVE 9
May 2024 · Floor 04 TO 06
-9.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 Room unit in Bukit Batok, with a remaining lease of 92 years, stands at an estimated value of $541,489, translating to a price per square foot (PSF) of $741. This valuation reflects a 3.4% deviation from the baseline market price, indicating a moderately competitive standing within the current market dynamics. The valuation's low confidence level is primarily driven by the limited sample size, with only four recent HDB resale transactions in the vicinity to substantiate this figure.
In the context of Singapore's evolving real estate landscape, Bukit Batok continues to manifest a stable demand for HDB properties, particularly for units with longer remaining leases like this one. The proximity of this property to essential amenities and transport links further reinforces its appeal to potential buyers. However, the low model confidence suggests a necessity for cautious engagement, as market fluctuations and broader economic conditions may influence future valuations. Prospective investors should consider these factors, alongside the property’s unique characteristics and the prevailing market sentiment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.