Blk 448A Bukit Batok West Avenue 9

HDB · Bukit Batok · Singapore 651448

Completed: 2017
Lease from: 2019 (99 years)
Storeys: 20
Resales since 1990: 39

Lease and eligibility context

About 92 years remain on the 99-year lease, based on its 2019 commencement year. This year-level figure is approximate.

A standard flat completed around 2017 would usually reach its 5-year MOP around 2022. The actual MOP starts from each owner’s key collection date, and special schemes can differ. Check HDB’s rule ↗

Indicative only. Check your dates and eligibility with HDB, CPF and your conveyancing adviser.

171 flats: 114 × 2-room, 57 × 3-room.

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Estimated value

Indicative building-level values from official sales. They are a starting point, not a valuation. A unit’s floor, size, condition and facing can change its price.

2-room

S$370,627.50

Typical range S$352,255.80–S$382,423.60

See the 8 comparable sales

Sale	Home	Original	Adjusted
May 202613 to 15	448A BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$395,000market -0.1% · storey -2.3%	S$385,522.07
Mar 20264 to 6	448A BUKIT BATOK WEST AVENUE 9same building · 38 sqm	S$320,000market -0.4% · storey +4.7%	S$333,452.44
Feb 202619 to 21	448A BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$398,000market -0.4% · storey -6.6%	S$370,034.64
Sep 20257 to 9	448A BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$375,000market -0.6% · storey +2.3%	S$381,390.78
Jul 202516 to 18	448A BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$406,888market -0.6% · storey -4.5%	S$386,455.09
Jul 20257 to 9	448A BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$365,000market -0.6% · storey +2.3%	S$371,220.36
Jan 20254 to 6	448A BUKIT BATOK WEST AVENUE 9same building · 38 sqm	S$340,000market +0.7% · storey +4.7%	S$358,523.59
Dec 202419 to 21	448A BUKIT BATOK WEST AVENUE 9same building · 38 sqm	S$340,000market +2.3% · storey -6.6%	S$324,895.27

Median of the adjusted sales; range is their middle 50%. Older HDB sales are adjusted with the official HDB Resale Price Index. Storey adjustments use observed premiums for the town and flat type. Method building-v1, sales through 2026-11-01.

3-room

S$529,000.26

Typical range S$505,041.71–S$533,268.52

See the 8 comparable sales

Sale	Home	Original	Adjusted
May 202613 to 15	448A BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$530,000market -0.1%	S$529,215.98
Mar 20264 to 6	448A BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$475,000market -0.4% · storey +5.8%	S$500,158.96
Jul 202510 to 12	448A BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$530,000market -0.6% · storey +1.9%	S$536,813.37
Jun 202519 to 21	448A BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$550,000market -0.2% · storey -3.7%	S$528,784.55
Apr 20254 to 6	448A BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$480,000market -0.2% · storey +5.8%	S$506,669.29
Feb 202519 to 21	448A BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$560,000market +0.7% · storey -3.7%	S$543,488.16
Dec 202413 to 15	448A BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$520,000market +2.3%	S$532,086.91
Dec 202413 to 15	448A BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$482,000market +2.3%	S$493,203.64

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
2-room	3 sold	S$395,000	782	S$395,000 in May 2026
3-room	2 sold	S$475,000	687	S$530,000 in May 2026

Price history

Quarterly median sale price. Hover or focus a point for its value.

2-room

3-room

Getting around

Bukit Batok MRT StationExit D18 min walk1.5 km
Bukit Gombak MRT StationExit C20 min walk1.7 km
Chinese Garden MRT StationExit A25 min walk2.0 km

Walking routes from OneMap to the nearest exit.

Schools nearby

Primary, within 1 km

Primary, 1 to 2 km

Other schools within 1 km

Millennia Institute310 m
Bukit Batok Secondary School490 m

Approximate straight-line distances from the building. For primary school registration, check the exact distance on OneMap’s school query ↗.

Food & shopping nearby

Hawker centres

Bukit Batok West Hawker Centre22 cooked-food stalls340 m
Jurong East Street 24 Blk 254 (Yuhua Village Market and Food Centre)60 cooked-food stalls1.1 km
Jurong East Ave 1 Blk 347 (Yuhua Market and Hawker Centre)56 cooked-food stalls1.3 km

Shopping malls

West Mall1 BUKIT BATOK CENTRAL LINK WEST MALL SINGAPORE 6587131.0 km
Keat Hong Shopping Centre253 CHOA CHU KANG AVENUE 1 KEAT HONG SHOPPING CENTRE SINGAPORE 6802532.7 km
Taman Jurong Shopping Centre399 YUNG SHENG ROAD TAMAN JURONG SHOPPING CENTRE SINGAPORE 6103993.0 km

Nearest places within 3 km. Approximate straight-line distance from the building. Sources: NEA via data.gov.sg and OneMap.

Location

Latest 30 of 39 sales

Month	Flat type	Storey	Size	Price	S$ psf
May 2026	3-roomModel A	13 to 15	68 sqm (732 sqft)	S$530,000	724
May 2026	2-roomModel A	13 to 15	47 sqm (506 sqft)	S$395,000	781
Mar 2026	3-roomModel A	4 to 6	68 sqm (732 sqft)	S$475,000	649
Mar 2026	2-roomModel A	4 to 6	38 sqm (409 sqft)	S$320,000	782
Feb 2026	2-roomModel A	19 to 21	47 sqm (506 sqft)	S$398,000	787
Sep 2025	2-roomModel A	7 to 9	47 sqm (506 sqft)	S$375,000	741
Jul 2025	3-roomModel A	10 to 12	68 sqm (732 sqft)	S$530,000	724
Jul 2025	2-roomModel A	16 to 18	47 sqm (506 sqft)	S$406,888	804
Jul 2025	2-roomModel A	7 to 9	47 sqm (506 sqft)	S$365,000	721
Jun 2025	3-roomModel A	19 to 21	68 sqm (732 sqft)	S$550,000	751
Apr 2025	3-roomModel A	4 to 6	68 sqm (732 sqft)	S$480,000	656
Feb 2025	3-roomModel A	19 to 21	68 sqm (732 sqft)	S$560,000	765
Jan 2025	2-room2-Room	4 to 6	38 sqm (409 sqft)	S$340,000	831
Dec 2024	3-roomModel A	13 to 15	68 sqm (732 sqft)	S$520,000	710
Dec 2024	3-roomModel A	13 to 15	68 sqm (732 sqft)	S$482,000	659
Dec 2024	2-roomModel A	19 to 21	38 sqm (409 sqft)	S$340,000	831
Nov 2024	3-roomModel A	4 to 6	68 sqm (732 sqft)	S$448,000	612
Sep 2024	2-roomModel A	16 to 18	47 sqm (506 sqft)	S$378,000	747
Aug 2024	3-roomModel A	4 to 6	68 sqm (732 sqft)	S$480,000	656
Jan 2024	3-roomModel A	19 to 21	68 sqm (732 sqft)	S$480,000	656
Dec 2023	3-roomModel A	10 to 12	68 sqm (732 sqft)	S$450,000	615
Dec 2023	2-roomModel A	10 to 12	47 sqm (506 sqft)	S$370,000	731
Nov 2023	2-roomModel A	13 to 15	47 sqm (506 sqft)	S$375,000	741
Oct 2023	3-roomModel A	1 to 3	68 sqm (732 sqft)	S$425,000	581
Oct 2023	2-roomModel A	13 to 15	47 sqm (506 sqft)	S$333,000	658
Aug 2023	3-roomModel A	4 to 6	68 sqm (732 sqft)	S$445,000	608
Aug 2023	2-roomModel A	10 to 12	47 sqm (506 sqft)	S$335,000	662
Jul 2023	3-roomModel A	10 to 12	68 sqm (732 sqft)	S$468,000	639
Jul 2023	2-roomModel A	7 to 9	38 sqm (409 sqft)	S$305,000	746
Jun 2023	3-roomModel A	13 to 15	68 sqm (732 sqft)	S$455,000	622

HDB publishes a storey range, not the unit number. Sizes include any recess area bought and space added by upgrading. Source: HDB resale flat prices, data.gov.sg.