Blk 448B Bukit Batok West Avenue 9

HDB · Bukit Batok · Singapore 652448

Completed: 2017
Lease from: 2019 (99 years)
Storeys: 19
Resales since 1990: 29

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.

162 flats: 108 × 2-room, 54 × 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$356,006.29

Typical range S$330,537.89–S$369,787.95

See the 9 comparable sales

Sale	Home	Original	Adjusted
Jun 202616 to 18	448B BUKIT BATOK WEST AVENUE 9same building · 38 sqm	S$330,000market -0.1% · storey -4.5%	S$314,819.17
Mar 202613 to 15	448B BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$380,000market -0.4% · storey -2.3%	S$369,787.95
Feb 202610 to 12	448B BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$388,000market -0.4%	S$386,283.19
Dec 202519 to 21	448B BUKIT BATOK WEST AVENUE 9same building · 38 sqm	S$335,000market -0.5% · storey -6.6%	S$311,155.37
Nov 202513 to 15	448B BUKIT BATOK WEST AVENUE 9same building · 38 sqm	S$340,000market -0.5% · storey -2.3%	S$330,537.89
May 20251 to 3	448B BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$350,000market -0.2% · storey +7.1%	S$374,046.67
Apr 202510 to 12	448B BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$360,000market -0.2%	S$359,290.29
Apr 20251 to 3	448B BUKIT BATOK WEST AVENUE 9same building · 47 sqm	S$330,000market -0.2% · storey +7.1%	S$352,672.57
Jan 20251 to 3	448B BUKIT BATOK WEST AVENUE 9same building · 38 sqm	S$330,000market +0.7% · storey +7.1%	S$356,006.29

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$502,196.78

Typical range S$494,145.90–S$509,576.11

See the 20 comparable sales

Sale	Home	Original	Adjusted
Jun 202613 to 15	448B BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$500,000market -0.1% · storey -3.7%	S$480,950.27
Sep 20251 to 3	448B BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$476,000market -0.6% · storey +3.8%	S$491,210.75
Apr 20254 to 6	448B BUKIT BATOK WEST AVENUE 9same building · 68 sqm	S$490,000market -0.2% · storey +1.9%	S$498,255.98
Oct 202616 to 18	467A BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$535,000storey -5.4%	S$505,840.29
Oct 202610 to 12	467C BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$535,000storey -1.9%	S$525,097.95
Oct 20264 to 6	468B BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$495,000storey +1.9%	S$504,334.47
Oct 20261 to 3	460B BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$485,000storey +3.8%	S$503,464.26
Sep 20267 to 9	448C BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$497,000no adjustment	S$497,000
Sep 202610 to 12	468B BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$490,000storey -1.9%	S$480,930.84
Sep 20264 to 6	468B BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$485,000storey +1.9%	S$494,145.90
Aug 20267 to 9	460B BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$530,000no adjustment	S$530,000
Aug 20264 to 6	468B BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$485,000storey +1.9%	S$494,145.90
Jul 202616 to 18	460A BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$540,000storey -5.4%	S$510,567.77
Jul 20267 to 9	467C BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$528,000no adjustment	S$528,000
Jul 202613 to 15	468A BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$520,000storey -3.7%	S$500,929.30
Jul 202610 to 12	467A BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$518,000storey -1.9%	S$508,412.60
Jul 20261 to 3	467A BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$470,000storey +3.8%	S$487,893.20
Jun 202616 to 18	467A BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$548,000market -0.1% · storey -5.4%	S$517,365.27
Jun 20267 to 9	460A BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$510,000market -0.1%	S$509,245.56
Jun 20261 to 3	468B BUKIT BATOK WEST AVENUE 9same street · 68 sqm	S$478,000market -0.1% · storey +3.8%	S$495,463.75

Prices by flat type

Flat type	Last 12 months	Median price	Median S$ psf	Latest sale
2-room	5 sold	S$340,000	807	S$330,000 in Jun 2026
3-room	1 sold	S$500,000	683	S$500,000 in Jun 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 walk1.4 km
Bukit Gombak MRT StationExit C20 min walk1.6 km
Chinese Garden MRT StationExit A26 min walk2.1 km

Walking routes from OneMap to the nearest exit.

Schools nearby

Primary, within 1 km

Princess Elizabeth Primary School440 m
Pioneer Primary School910 m

Primary, 1 to 2 km

Other schools within 1 km

Millennia Institute320 m
Bukit Batok Secondary School520 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 stalls290 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 658713990 m
Keat Hong Shopping Centre253 CHOA CHU KANG AVENUE 1 KEAT HONG SHOPPING CENTRE SINGAPORE 6802532.7 km

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

Location

All sales

Month	Flat type	Storey	Size	Price	S$ psf
Jun 2026	3-roomModel A	13 to 15	68 sqm (732 sqft)	S$500,000	683
Jun 2026	2-roomModel A	16 to 18	38 sqm (409 sqft)	S$330,000	807
Mar 2026	2-roomModel A	13 to 15	47 sqm (506 sqft)	S$380,000	751
Feb 2026	2-roomModel A	10 to 12	47 sqm (506 sqft)	S$388,000	767
Dec 2025	2-roomModel A	19 to 21	38 sqm (409 sqft)	S$335,000	819
Nov 2025	2-roomModel A	13 to 15	38 sqm (409 sqft)	S$340,000	831
Sep 2025	3-roomModel A	1 to 3	68 sqm (732 sqft)	S$476,000	650
May 2025	2-roomModel A	1 to 3	47 sqm (506 sqft)	S$350,000	692
Apr 2025	3-roomModel A	4 to 6	68 sqm (732 sqft)	S$490,000	669
Apr 2025	2-room2-Room	10 to 12	47 sqm (506 sqft)	S$360,000	712
Apr 2025	2-room2-Room	1 to 3	47 sqm (506 sqft)	S$330,000	652
Jan 2025	2-roomModel A	1 to 3	38 sqm (409 sqft)	S$330,000	807
Oct 2024	3-roomModel A	13 to 15	68 sqm (732 sqft)	S$488,000	667
Jun 2024	2-roomModel A	10 to 12	47 sqm (506 sqft)	S$360,000	712
May 2024	2-roomModel A	4 to 6	47 sqm (506 sqft)	S$345,000	682
Mar 2024	2-roomModel A	16 to 18	38 sqm (409 sqft)	S$340,000	831
Feb 2024	3-roomModel A	13 to 15	68 sqm (732 sqft)	S$450,000	615
Nov 2023	3-roomModel A	4 to 6	68 sqm (732 sqft)	S$468,000	639
Nov 2023	2-roomModel A	4 to 6	38 sqm (409 sqft)	S$290,000	709
Oct 2023	2-room2-Room	1 to 3	47 sqm (506 sqft)	S$320,000	633
Sep 2023	3-roomModel A	13 to 15	68 sqm (732 sqft)	S$465,000	635
Sep 2023	3-roomModel A	10 to 12	68 sqm (732 sqft)	S$460,888	630
Aug 2023	3-roomModel A	7 to 9	68 sqm (732 sqft)	S$450,000	615
Jul 2023	2-roomModel A	16 to 18	47 sqm (506 sqft)	S$370,000	731
May 2023	3-roomModel A	16 to 18	68 sqm (732 sqft)	S$480,000	656
May 2023	3-roomModel A	1 to 3	68 sqm (732 sqft)	S$438,000	598
Apr 2023	3-roomModel A	7 to 9	68 sqm (732 sqft)	S$452,500	618
Mar 2023	3-roomModel A	7 to 9	68 sqm (732 sqft)	S$450,000	615
Feb 2023	3-roomModel A	16 to 18	68 sqm (732 sqft)	S$470,000	642

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.