West Valley @ Bukit Batok
About West Valley @ Bukit Batok
West Valley @ Bukit Batok is a 99 years leasehold HDB development located at Bukit Batok West Avenue 9 in District 23. Completed in 2019, it has a total of 11 blocks within the development and comprises a total of 870 units. This HDB project's MOP year is 2024. It is within walking distance to MRT stations such as Tengah Park MRT and Tengah Park MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, West Valley @ Bukit Batok is also close to schools like Dulwich College (Singapore), Dulwich College (Singapore) and Millennia Institute. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Giant Express - Blk 166 Bukit Batok and Sri Annapoorani Store for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Island Family Clinic (Bukit Batok). SingPost Mailbox is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Bukit Batok Town Park, to enjoy some fresh air.
Key Property Details
Project Name | West Valley @ Bukit Batok |
|---|---|
Address | 449 Bukit Batok West Avenue 9 · 650449 View on map |
Nearest MRT | Tengah Park MRT · 4 min walk |
TOP date | 1 Jan 2019 |
Tenure | 99 YEARS |
Project Size | Medium (870 units) |
Number of Units | 870 |
Bedrooms | 1, 2, 3 |
District | D23 |
Neighbourhood | Bukit Batok |
Blocks | 11 |
Floors | 20 |
Property type | HDB |
Developer | 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
Floor Plans
West Valley @ Bukit Batok has a total of 870 units, from 1 Bed - 1 Bath to 3 Beds - 2 Bath units. There are 4 types of floor plan from 409 sqft to 1,001 sqft
Total floor plans
4 Types
Bedroom type
1, 2, 3
Floor plans for West Valley @ Bukit Batok
All
1
2
3
Unit mix of West Valley @ Bukit Batok
Bedroom type | Price range (indicative) | Psf range (indicative) | Area range | No. of units | Floor plans |
|---|---|---|---|---|---|
1 room 2-room hdb | - | - | 37 - 47 sqm 409 - 506 sqft | 289 | |
2 room 3-room hdb | - | - | 68 sqm 732 sqft | 162 | |
3 room 4-room hdb | - | - | 92 sqm 1,001 sqft | 417 |
Data is sourced from URA, the official developer brochure, and the 99.co database
Market Data & Trends
Sale transaction history for West Valley @ Bukit Batok
All
Studio
1 BR
2 BR
3 BR
4 BR
5+ BR
Date sold | Block | Unit | Beds | PSF | Area
(sqft) | Price sold |
|---|---|---|---|---|---|---|
05/2026 | 449A | Floor 1-3
Unit xx | 3 BR | S$ 608 | 1,001 | S$ 609,000 |
05/2026 | 448A | Floor 13-15
Unit xx | 1 BR | S$ 781 | 506 | S$ 395,000 |
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 |
02/2026 | 448C | Floor 4-6
Unit xx | 3 BR | S$ 649 | 1,001 | S$ 650,000 |
02/2026 | 449A | Floor 10-12
Unit xx | 3 BR | S$ 694 | 1,001 | S$ 695,000 |
02/2026 | 448A | Floor 19-21
Unit xx | 1 BR | S$ 787 | 506 | S$ 398,000 |
02/2026 | 448B | Floor 10-12
Unit xx | 1 BR | S$ 767 | 506 | S$ 388,000 |
01/2026 | 449B | Floor 16-18
Unit xx | 3 BR | S$ 689 | 1,001 | S$ 690,000 |
01/2026 | 448C | Floor 13-15
Unit xx | 2 BR | S$ 738 | 732 | S$ 540,000 |
01/2026 | 449A | Floor 10-12
Unit xx | 3 BR | S$ 684 | 1,001 | S$ 685,000 |
12/2025 | 448B | Floor 19-21
Unit xx | 1 BR | S$ 819 | 409 | S$ 335,000 |
11/2025 | 449B | Floor 7-9
Unit xx | 3 BR | S$ 673 | 1,001 | S$ 673,888 |
Rent transaction history for West Valley @ Bukit Batok
All
Studio
1 BR
2 BR
3 BR
4 BR
5+ BR
Date | Beds | PSF | Area
(sqft) | Price |
|---|---|---|---|---|
05/2026 | 3 BR | S$ 3.40 | 1,001-1,001 | S$ 3,400 |
05/2026 | 3 BR | S$ 3.45 | 1,001-1,001 | S$ 3,450 |
04/2026 | 1 BR | S$ 4.94 | 506-506 | S$ 2,500 |
04/2026 | 1 BR | S$ 4.74 | 506-506 | S$ 2,400 |
03/2026 | 1 BR | S$ 4.35 | 506-506 | S$ 2,200 |
02/2026 | 2 BR | S$ 3.69 | 732-732 | S$ 2,700 |
01/2026 | 1 BR | S$ 4.35 | 506-506 | S$ 2,200 |
01/2026 | 1 BR | S$ 5.14 | 506-506 | S$ 2,600 |
01/2026 | 2 BR | S$ 2.73 | 732-732 | S$ 2,000 |
01/2026 | 1 BR | S$ 4.25 | 506-506 | S$ 2,150 |
01/2026 | 2 BR | S$ 3.89 | 732-732 | S$ 2,850 |
11/2025 | 1 BR | S$ 2.37 | 506-506 | S$ 1,200 |
09/2025 | 1 BR | S$ 4.74 | 506-506 | S$ 2,400 |
09/2025 | 3 BR | S$ 3.00 | 1,001-1,001 | S$ 3,000 |
08/2025 | 1 BR | S$ 4.84 | 506-506 | S$ 2,450 |
08/2025 | 1 BR | S$ 4.94 | 506-506 | S$ 2,500 |
08/2025 | 3 BR | S$ 2.80 | 1,001-1,001 | S$ 2,800 |
08/2025 | 1 BR | S$ 3.75 | 506-506 | S$ 1,900 |
08/2025 | 1 BR | S$ 4.74 | 506-506 | S$ 2,400 |
07/2025 | 1 BR | S$ 4.25 | 506-506 | S$ 2,150 |
Payment structure & financing options
Sale price
Mortgage calculation
on 2% interest rate
S$ 4,158
/month
Downpayment (25%)
S$ 375k
Loan amount (75%)
S$ 1.13m
Tenure (yrs)
5
35
Loan (%)
10
75
Interest (%)
0
5
Thinking of selling your HDB flat
Let 99 Concierge help you sell smoothly - whether you're upgrading to a condo or right-sizing to another HDB.
Location
Location of West Valley @ Bukit Batok
Taxi
Public Transport
Driving
Add locations your travel to frequently to calculate travel time
2 Transfers
S$ 2.60
2 Transfers
S$ 1.70
2 Transfers
S$ 1.70
Amenities nearby West Valley @ Bukit Batok
Schools | Distance |
|---|---|
Dulwich College (Singapore) | 3 mins (170 m) |
Millennia Institute | 5 mins (328 m) |
MOE Kindergarten @ Princess Elizabeth | 6 mins (365 m) |
MRT Stations | Distance |
|---|---|
Tengah Park | 5 mins (324 m) |
Bukit Batok West | 799 m |
Tengah Plantation | 837 m |
Supermarkets | Distance |
|---|---|
Fresh Mart | 650 m |
Saraswathy Store | 697 m |
FairPrice - Bukit Batok West | 700 m |
Parks | Distance |
|---|---|
Bukit Batok Town Park | 1.8 km |
Chinese Garden | 1.9 km |
Bukit Gombak Park | 2.0 km |
Nearby HDB Projects
HDB near West Valley @ Bukit Batok
Condos nearby West Valley @ Bukit Batok
Blocks in West Valley @ Bukit BatokView Bukit Batok West Avenue 9
650447, Bukit Batok West Avenue 9
Property Insights
Sale price trend overtime
1M
3M
6M
1Y
5Y
10Y
Data Source: URA, Realis and 99.co
Powered by 99.co Researcher
Rent price trend overtime
1M
3M
6M
1Y
5Y
10Y
Data Source: URA, Realis and 99.co
Powered by 99.co Researcher
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 | 657.34 - 811.88 psf | 729.8 psf | 800 - 3,300 /mo | 1,683.33 /mo | 7.03% |
| West Plains @ Bukit Batok | 99 yrs | 2020 | JE 2 10 mins (799m)Tengah Park MRT | 549.45 - 931.37 psf | 696.63 psf | 800 - 4,300 /mo | 2,893.2 /mo | 7.49% |
| West Quarry @ Bukit Batok | 99 yrs | 2019 | JE 2 5 mins (323m)Tengah Park MRT | 619.38 - 773.26 psf | 704.2 psf | 750 - 2,650 /mo | 1,275 /mo | 7.6% |
| West Rock @ Bukit Batok | 99 yrs | 2019 | JE 2 6 mins (463m)Tengah Park MRT | 586.8 - 723.72 psf | 681.07 psf | 750 - 4,000 /mo | 1,916.67 /mo | 5.32% |
| West Crest @ Bukit Batok | 99 yrs | 2019 | JE 2 4 mins (294m)Tengah Park MRT | 630.18 - 737.37 psf | 682.27 psf | 780 - 2,799 /mo | 1,675.57 /mo | 6.67% |
| West Terra @ Bukit Batok | 99 yrs | 2019 | JE 2 9 mins (711m)Tengah Park MRT | 565.43 - 978 psf | 709.41 psf | 850 - 4,300 /mo | 2,162.5 /mo | 6.89% |
| West Ridges @ Bukit Batok | 99 yrs | 2019 | JE 2 6 mins (419m)Tengah Park MRT | 645.94 - 826.09 psf | 703.62 psf | 800 - 4,000 /mo | 1,466.67 /mo | 7.32% |
| Bukit Batok Street 11 | 99 yrs | - | JE 3 7 mins (540m)Bukit Batok West MRT | 438.47 - 598.73 psf | 534.3 psf | 490 - 4,000 /mo | 1,401.33 /mo | 7.39% |
| West Edge @ Bukit Batok | 99 yrs | - | JE 2 9 mins (709m)Tengah Park MRT | 599.4 - 867.59 psf | 683.01 psf | 800 - 3,900 /mo | 1,186.11 /mo | 7.75% |
Project Review
Aravindhan Ravikumar
3 years agoCompleted in 2017, this estate is served by SBS Transit bus service 160M (from Jurong East Bus Interchange) and Tower Transit Singapore bus service 941 (from Bukit Batok Bus Interchange) and was launched by the Housing & Development Board under the BTO Flats in May 2014. It is also located near the Bukit Batok Care Home, Millennia Institute as well as Dulwich College and the upcoming Tengah Park MRT Station (JE2) on the Jurong Region MRT Line, which is scheduled to open in 2028 instead of the original 2027 opening date due to the construction delays caused by the COVID-19 pandemic.
FAQs
General FAQs
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$ 528.03K.
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.
Located FAQs
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.
Price FAQs
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$ 330,000 ~ S$ 718,000. 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$ 657 psf ~ S$ 812 psf, depending on the unit type, floor, and view.
Investment & Finance FAQs
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$ 330,000 unit?
At a 75% LTV, the down-payment is S$ 82,500(25%), of which at least S$ 16,500 (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.
More about Bukit Batok
Bukit Batok Neighbourhood
Find out all you need to know about the Bukit Batok Neighbourhood with 99.co’s Bukit Batok Neighbourhood Page. If you’re looking for your ideal home in Bukit Batok, start by exploring the ins and outs of the area. Alternatively, use 99.co’s Neighbourhood directory to find out about the different neighbourhoods in Singapore with information about the amenities in the area.
Condos in Bukit Batok
Browse all the Bukit Batok Condos for Sale and Bukit Batok Condos for Rent" for an alternative option to HDB Flats in Bukit Batok. Search through our Condo directory to learn more about Condos in Singapore or explore our New Launch Section for the latest New Launch projects and properties in Singapore.
Landed Houses in Bukit Batok
Browse all the Bukit Batok Landed Houses for Sale and Bukit Batok Landed Houses for Rent for an alternative option to HDB Flats in Bukit Batok.
Bukit Batok MRT Directory
Use our MRT directory to discover the different MRT stations in Bukit Batok. Find the latest property listings closest to your preferred MRT stations and more information about the amenities around that area.
About the information on this page
The information on this page contains the latest available details about this development which is a mix of information generated by the 99.co team and facts obtained from official developer sources. This includes, and is not limited to, the official developer brochure, to bring you the most accurate information to help with your choice of condo.
If any of the information is inaccurate, please contact us and we will amend the details as soon as possible. If you have any queries, compliments, or feedback on how we can learn to serve you better, please also feel free to reach out to us. We’re listening!
Please read our full terms and conditions on 99.co’s website or learn more about 99 Group.
This page on West Valley @ Bukit Batok was last updated on .
Do more on the app.
Save your searches, track enquiries, see floor plans and more.