448B Bukit Batok West Avenue 9 - 4 Units for Sale

There are 4 properties for sale at 448B Bukit Batok West Avenue 9. You can use our elegant Property Search Tool to find the right HDB Flat, Condominium, Apartment, Executive Condominium, Terraced House, Detached House, Semi-Detached House and Bungalow House that is currently for sale. The options in our database are limitless. Our Property Evaluation Tool makes the market transparent for you, so that you can make a confident decision to buy your Property in Singapore. Start your Property Search above, or refine your search using these most popular searches on Property for sale.

448B Bukit Batok West Avenue 9 – PropertyGuru Market Pulse Insights

Recent market search behaviour suggests the project remains on the radar of local property seekers, drawing on 30 days of PropertyGuru search activity. Within the Dairy Farm / Bukit Panjang / Choa Chu Kang market, the development continues to feature in recent browsing patterns as buyers evaluate available housing options.

Most-searched Units: 2-Bedroom

Pricing by Unit Types:

• 1-Bedroom Units:
  • Avg Asking Price: S$ 404K
  • Avg PSF: S$ 800 psf (47.97% lower compared to Dairy Farm / Bukit Panjang / Choa Chu Kang average of S$ 1,538 psf)
  • Available Units: 2
• 2-Bedroom Units:
  • Avg Asking Price: S$ 528K
  • Avg PSF: S$ 721 psf (51.02% lower compared to Dairy Farm / Bukit Panjang / Choa Chu Kang average of S$ 1,473 psf)
  • Available Units: 1

Key Takeaway: Market demand indicators point strongly towards the 2-Bedroom configurations as the preferred choice for those exploring this development. Despite the higher search volume for larger layouts, the 1-Bedroom units maintain a slightly higher price per square foot while still offering a significant discount relative to the broader district average. Overall, the property represents a highly competitive entry point into the Dairy Farm / Bukit Panjang / Choa Chu Kang area with pricing levels sitting approximately 48% to 51% below the regional norm. This significant value gap suggests the project serves as a practical option for budget-conscious buyers seeking affordability in a well-established residential zone.

Location & Lifestyle Highlights — 448B Bukit Batok West Avenue 9 114m (1-2 mins) to BLK 448B — This nearby transport link provides a quick and efficient start to your daily commute with direct connections to the wider neighborhood. This modern development at 448B Bukit Batok West Avenue 9 is designed for efficient urban living, offering a practical home base that keeps you close to essential services and daily comforts. It is a great choice for those who value a well-organized lifestyle where everything from schools to groceries is just a short walk away. Nearby hotspots: MRT Stations:

• TENGAH PARK MRT STATION (993m, 11-12 mins) — Future-ready connectivity that will link residents to the Jurong Region Line for easier travel across the west.
• BUKIT BATOK WEST MRT STATION (1025m, 12-13 mins) — Another upcoming transit option that enhances long-term accessibility and property value in this growing district.

Bus Stops (46 within 1 km):

• BLK 448B (114m, 1-2 mins) — Right at your doorstep, making it incredibly easy to hop on a bus for quick trips around Bukit Batok.
• BLK 460D (124m, 1-2 mins) — An additional nearby stop that ensures you have multiple route options for a smoother daily journey.

Education & Early Learning:

• PCF SPARKLETOTS PRESCHOOL @ HONG KAH NORTH BLK 447 (CC) (134m, 1-2 mins) — Extremely convenient childcare option for parents who want a safe and reputable start for their little ones just steps from home.
• PRINCESS ELIZABETH PRIMARY SCHOOL (624m, 7-8 mins) — A popular local primary school within easy walking distance, saving time for both parents and students during the morning rush.
• DULWICH COLLEGE (SINGAPORE) (587m, 7-8 mins) — High-quality international education facilities located nearby, adding significant appeal to the neighborhood's academic profile.

Healthcare & Wellness:

• GUARDIAN (429m, 5-6 mins) — Quick access to pharmacy needs and personal care essentials for the family.
• PROHEALTH MEDICAL GROUP (488m, 5-6 mins) — Nearby medical clinic providing reliable healthcare services for common ailments and regular check-ups.
• BUKIT BATOK POLYCLINIC (877m, 10-11 mins) — Comprehensive public healthcare services and subsidized medical care located within the immediate estate.

Shopping & Retail:

• SHENG SIONG (461m, 5-6 mins) — A go-to spot for fresh produce and affordable groceries, making daily meal prep very convenient.
• FAIRPRICE (521m, 6-7 mins) — Well-stocked supermarket nearby for all your household necessities and branded grocery items.
• WEST MALL (1120m, 13-14 mins) — The main lifestyle hub in the area for shopping, catching a movie, or visiting the public library.

Dining & Food:

• KOUFU (404m, 4-5 mins) — A variety of local food options in a comfortable setting, perfect for a quick and tasty family dinner.
• 4 FINGERS CRISPY CHICKEN (375m, 4-5 mins) — Popular casual dining choice nearby for those looking for a quick treat or weekend snack.
• TEABRARY (372m, 4-5 mins) — Convenient spot to grab a refreshing drink or bubble tea while heading home.

Highly attractive for: Young Families, Education-focused Parents, Healthcare Professionals, and Practical Investors.

Market & Rental Insights

448B Bukit Batok West Avenue 9 demonstrates significant capital growth potential alongside high rental returns, characterizing it as a high-yielding asset in the suburban market.

• PSF Appreciation:S$634 → S$759 over recent years (+19.72%) from 2023 - 2026.
• Expected Rental Yield: At 7.26%, this reflects a strong return for investors.
• Transactions:4 rental transactions in the last 6 months and 3 sale transactions in the last 12 months, showing modest rental and limited sale activity.
• PG Pulse Insight: With a strong rental yield of 7.26% and a significant PSF increase of 19.72%, the project offers a compelling combination of income generation and capital appreciation despite modest transaction volumes.

Published date: October 2, 2026