West Valley @ Bukit Batok
449 Bukit Batok West Avenue 9 · 650449
D23 · Bukit Batok / Bukit Panjang / Choa Chu Kang · OCR
870 Units (Medium) · 20 Floors · 11 Blocks ()
Available Listings
S$ 388,000
448B Bukit Batok West Avenue 9 652448
1
1
505 sqft
Listed 1 week ago by
Sandy Hong
S$ 409,800
448B Bukit Batok West Avenue 9 652448
- 2
- 1
- 507 sqft
Listed 1 week ago by
elaine
S$ 528,000
448B Bukit Batok West Avenue 9 652448
- 2
- 2
- 731 sqft
Listed 1 week ago by
MAX LIM
S$ 688,888
449B Bukit Batok West Avenue 9 652449
- 3
- 2
- 1,001 sqft
Listed 2 weeks ago by
Eugene Chen
Project Details
Locations and Surroundings
Taxi
Public Transport
Driving
Add locations your travel to frequently to calculate travel time
2 Transfers
S$ 2.50
1 Transfer
S$ 2.11
2 Transfers
S$ 2.15
Floor Plan Information
All
1
2
3
1 bedroom
289 Units
38 - 47 sqm / 409 - 506 sqft
$290K - $425K
$628 - $839 psf
Across 1 bedroom types · 1 room 2-room hdb
2 bedroom
162 Units
68 sqm / 732 sqft
$405K - $560K
$553 - $765 psf
Across 1 bedroom types · 2 room 3-room hdb
3 bedroom
417 Units
93 sqm / 1,001 sqft
$550K - $720K
$549 - $719 psf
Across 1 bedroom types · 3 room 4-room hdb
Buildings in West Valley @ Bukit Batok
- 447 Bukit Batok West Avenue 9650447
- 447A Bukit Batok West Avenue 9651447
- 448 Bukit Batok West Avenue 9650448
- 448A Bukit Batok West Avenue 9651448
- 448B Bukit Batok West Avenue 9652448
- 448C Bukit Batok West Avenue 9653448
- 448D Bukit Batok West Avenue 9654448
- 449 Bukit Batok West Avenue 9650449
- 449A Bukit Batok West Avenue 9651449
- 449B Bukit Batok West Avenue 9652449
- 449C Bukit Batok West Avenue 9653449
Market Data & Trends
Recent Transactions
All
Studio
1 BR
2 BR
3 BR
4 BR
5+ BR
Date sold | Block | Unit | Beds | PSF | Area
(sqft) | Price sold |
|---|---|---|---|---|---|---|
09/2026 | 448C | Floor 7-9
Unit xx | 2 BR | S$ 679 | 732 | S$ 497,000 |
07/2026 | 449B | Floor 10-12
Unit xx | 3 BR | S$ 699 | 1,001 | S$ 700,000 |
07/2026 | 449A | Floor 10-12
Unit xx | 3 BR | S$ 659 | 1,001 | S$ 660,000 |
07/2026 | 449A | Floor 7-9
Unit xx | 3 BR | S$ 679 | 1,001 | S$ 680,000 |
07/2026 | 449A | Floor 13-15
Unit xx | 3 BR | S$ 698 | 1,001 | S$ 698,888 |
06/2026 | 448B | Floor 13-15
Unit xx | 2 BR | S$ 683 | 732 | S$ 500,000 |
06/2026 | 448B | Floor 16-18
Unit xx | 1 BR | S$ 807 | 409 | S$ 330,000 |
05/2026 | 449A | Floor 1-3
Unit xx | 3 BR | S$ 608 | 1,001 | S$ 609,000 |
05/2026 | 449A | Floor 10-12
Unit xx | 3 BR | S$ 679 | 1,001 | S$ 680,000 |
05/2026 | 448A | Floor 13-15
Unit xx | 1 BR | S$ 781 | 506 | S$ 395,000 |
05/2026 | 448A | Floor 13-15
Unit xx | 2 BR | S$ 724 | 732 | S$ 530,000 |
04/2026 | 449B | Floor 7-9
Unit xx | 3 BR | S$ 679 | 1,001 | S$ 680,000 |
04/2026 | 449B | Floor 7-9
Unit xx | 3 BR | S$ 660 | 1,001 | S$ 660,888 |
04/2026 | 448C | Floor 16-18
Unit xx | 2 BR | S$ 704 | 732 | S$ 515,000 |
03/2026 | 449B | Floor 4-6
Unit xx | 3 BR | S$ 639 | 1,001 | S$ 640,000 |
03/2026 | 448A | Floor 4-6
Unit xx | 2 BR | S$ 649 | 732 | S$ 475,000 |
03/2026 | 448A | Floor 4-6
Unit xx | 1 BR | S$ 782 | 409 | S$ 320,000 |
03/2026 | 448B | Floor 13-15
Unit xx | 1 BR | S$ 751 | 506 | S$ 380,000 |
02/2026 | 448C | Floor 16-18
Unit xx | 1 BR | S$ 791 | 506 | S$ 400,000 |
02/2026 | 448C | Floor 10-12
Unit xx | 1 BR | S$ 709 | 506 | S$ 358,888 |
Sale Price Trend Overtime
| Date | Avg. transaction price | Transaction volume |
|---|---|---|
| Oct 2025 | S$643,888 | 1 |
| Nov 2025 | S$582,472 | 4 |
| Dec 2025 | S$335,000 | 1 |
| Jan 2026 | S$638,333 | 3 |
| Feb 2026 | S$481,648 | 6 |
| Mar 2026 | S$453,750 | 4 |
| Apr 2026 | S$618,629 | 3 |
| May 2026 | S$553,500 | 4 |
| Jun 2026 | S$415,000 | 2 |
| Jul 2026 | S$684,722 | 4 |
| Sep 2026 | S$497,000 | 1 |
1M
3M
6M
1Y
5Y
10Y
Blocks in Bukit Batok West Avenue 9
View Bukit Batok West Avenue 9650447, Bukit Batok West Avenue 9
Compared To Near Blocks
Project | Tenure | TOP | MRT Distance | Price range (Sale) | Avg. Price (Sale) | Price range (Rent) | Avg. Price (Rent) | Rental Yield |
|---|---|---|---|---|---|---|---|---|
West Valley @ Bukit Batok | 99 yrs | 2019 | JE 2  5 mins (327m)Tengah Park MRT | 619.38 - 810.28 psf | 731.89 psf | 800 - 1,850 /mo | 987.5 /mo | 7.12% |
99 yrs | 2020 | JE 2 10 mins (799m)Tengah Park MRT | 554.45 - 7,212.39 psf | 869.27 psf | 650 - 3,200 /mo | 1,845 /mo | 7.45% | |
99 yrs | 2019 | JE 2 5 mins (323m)Tengah Park MRT | 649.35 - 737.26 psf | 705.63 psf | 2,700 /mo | 2,700 /mo | 7.72% | |
99 yrs | 2019 | JE 2 6 mins (463m)Tengah Park MRT | 586.8 - 737.26 psf | 650.43 psf | 900 - 950 /mo | 925 /mo | 5.24% | |
99 yrs | 2019 | JE 2 4 mins (294m)Tengah Park MRT | 684.85 - 808.3 psf | 738.03 psf | 800 - 950 /mo | 875 /mo | 6.06% | |
99 yrs | 2019 | JE 2 9 mins (711m)Tengah Park MRT | 594.18 - 1,026.89 psf | 708.95 psf | 900 - 3,300 /mo | 1,975 /mo | 7.01% | |
99 yrs | 2019 | JE 2 6 mins (419m)Tengah Park MRT | 650.91 - 884.3 psf | 710.03 psf | 550 - 3,600 /mo | 1,512.5 /mo | 7.16% |
FAQ
What is the Built Year of West Valley @ Bukit Batok?
The Built Year of West Valley @ Bukit Batok is 2019.
What is the address of West Valley @ Bukit Batok?
The address of West Valley @ Bukit Batok is 449 Bukit Batok West Avenue 9.
What is the nearest MRT Station to West Valley @ Bukit Batok?
The nearest MRT station to West Valley @ Bukit Batok is Tengah Park.
What are the schools nearby West Valley @ Bukit Batok?
The schools located near West Valley @ Bukit Batok are Dulwich College (Singapore), Dulwich College (Singapore) and Millennia Institute.
What is the sale price of West Valley @ Bukit Batok?
The average sale price of West Valley @ Bukit Batok in the past 6 months is S$ 581.13K.
What is the rental price of West Valley @ Bukit Batok?
The average rental price of West Valley @ Bukit Batok in the past 6 months is S$ 2.47K.
What is the postal code of West Valley @ Bukit Batok?
The postal code of West Valley @ Bukit Batok is 650449.
Which school is located near to West Valley @ Bukit Batok?
Some of the nearest schools from West Valley @ Bukit Batok are Dulwich College (Singapore), Dulwich College (Singapore) and Millennia Institute, providing families with quality education close to home.
What is the nearest MRT Station to West Valley @ Bukit Batok?
West Valley @ Bukit Batok is well-served by nearby MRT/LRT stations, such as Tengah Park which is close to the development.
Where are the bus stops near West Valley @ Bukit Batok?
Several bus stops can be found near West Valley @ Bukit Batok, such as After Lamppost 37, After Lamppost 37 and After Lamppost 32 which is located close to the development.
What is the price range of units in West Valley @ Bukit Batok?
The price range of units for sale in West Valley @ Bukit Batok is S$ 380,000 ~ S$ 699,888. The prices depend on size, location within the development, and the overall demand in the new launch market.
What is the average PSF for West Valley @ Bukit Batok?
The current price per square foot (PSF) at West Valley @ Bukit Batok averages around S$ 619 psf ~ S$ 810 psf, depending on the unit type, floor, and view.
What is the rental yield at West Valley @ Bukit Batok??
The latest data puts the average gross rental yield at ≈ 7%..
What is the current Loan-to-Value (LTV) cap for bank-financed resale HDB?
First-loan buyers can borrow up to 75% of the purchase price/valuation. The remaining 25% is the minimum down-payment.
How much upfront cash/CPF do I need for a S$ 380,000 unit?
At a 75% LTV, the down-payment is S$ 95,000(25%), of which at least S$ 19,000 (5%) must be in cash; the balance can come from CPF OA savings.
What is the Total Debt Servicing Ratio (TDSR) and why does it matter?
Banks will only grant a home loan if your total monthly debt obligations—including the new mortgage—stay within 25% of your gross monthly income.
Can I use CPF to pay for the purchase and monthly instalments?
Yes. CPF Ordinary Account savings can be used for: (i) part of the 25% down-payment above the mandatory 5% cash, (ii) Buyer/Seller stamp duties, and (iii) monthly mortgage repayments, subject to CPF usage limits depending on the remaining lease. (No ABSD can be paid with CPF.) Source: CPF housing rules.
What property-tax rates apply if I rent out my unit?
Non-owner-occupied residential property is taxed on a progressive scale of 12%–36% of Annual Value (AV) from 2026. Owner-occupiers enjoy lower 0%–32% rates.
How long does the resale HDB completion take?
A standard resale HDB sale completes in 8 to 12 weeks after the Option to Purchase is exercised.
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