420 Bukit Batok West Avenue 2 650420, Hong Kah North, West Region, Singapore
$3,000 /month
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3010423D
Estimated sale value based on 427 HDB resale transactions (data.gov.sg) · 73 outliers removed (IQR)
Fair Value
S$342,264
S$475 psf
Asking Price
S$3,000
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.0%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
High
427 comps
Nearest MRT
Bukit Gombak
805m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
427 comparable transactions
S$562
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$475
Recent Comparable Transactions
10 shown · 427 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 420 BT BATOK WEST AVE 2 Floor 01 TO 03 | 732sqft | S$375,000 | ▲S$512 +7.8% vs FV | 99yr from 1988 |
Sep 2025 | Blk 420 BT BATOK WEST AVE 2 Floor 01 TO 03 | 732sqft | S$375,000 | ▲S$512 +7.8% vs FV | 99yr from 1988 |
Mar 2025 | Blk 420 BT BATOK WEST AVE 2 Floor 04 TO 06 | 732sqft | S$410,000 | ▲S$560 +17.9% vs FV | 99yr from 1988 |
Jan 2025 | Blk 420 BT BATOK WEST AVE 2 Floor 07 TO 09 | 732sqft | S$373,000 | ▲S$510 +7.4% vs FV | 99yr from 1988 |
Feb 2026 | Blk 228 BT BATOK CTRL Floor 04 TO 06 | 721sqft | S$400,000 | ▲S$555 +16.8% vs FV | 99yr from 1985 |
Feb 2026 | Blk 281 BT BATOK EAST AVE 3 Floor 01 TO 03 | 689sqft | S$370,000 | ▲S$537 +13.1% vs FV | 99yr from 1987 |
Feb 2026 | Blk 283 BT BATOK EAST AVE 3 Floor 04 TO 06 | 689sqft | S$409,000 | ▲S$594 +25.1% vs FV | 99yr from 1988 |
Feb 2026 | Blk 283 BT BATOK EAST AVE 3 Floor 07 TO 09 | 689sqft | S$368,000 | ▲S$534 +12.4% vs FV | 99yr from 1988 |
Feb 2026 | Blk 271 BT BATOK EAST AVE 4 Floor 04 TO 06 | 689sqft | S$400,000 | ▲S$581 +22.3% vs FV | 99yr from 1986 |
Feb 2026 | Blk 260 BT BATOK EAST AVE 4 Floor 04 TO 06 | 786sqft | S$408,000 | ▲S$519 +9.3% vs FV | 99yr from 1985 |
Feb 2026 | Blk 245 BT BATOK EAST AVE 5 Floor 04 TO 06 | 721sqft | S$380,000 | ▲S$527 +10.9% vs FV | 99yr from 1985 |
Blk 420 BT BATOK WEST AVE 2
Sep 2025 · Floor 01 TO 03
+7.8% vs FV
Blk 420 BT BATOK WEST AVE 2
Sep 2025 · Floor 01 TO 03
+7.8% vs FV
Blk 420 BT BATOK WEST AVE 2
Mar 2025 · Floor 04 TO 06
+17.9% vs FV
Blk 420 BT BATOK WEST AVE 2
Jan 2025 · Floor 07 TO 09
+7.4% vs FV
Blk 228 BT BATOK CTRL
Feb 2026 · Floor 04 TO 06
+16.8% vs FV
Blk 281 BT BATOK EAST AVE 3
Feb 2026 · Floor 01 TO 03
+13.1% vs FV
Blk 283 BT BATOK EAST AVE 3
Feb 2026 · Floor 04 TO 06
+25.1% vs FV
Blk 283 BT BATOK EAST AVE 3
Feb 2026 · Floor 07 TO 09
+12.4% vs FV
Blk 271 BT BATOK EAST AVE 4
Feb 2026 · Floor 04 TO 06
+22.3% vs FV
Blk 260 BT BATOK EAST AVE 4
Feb 2026 · Floor 04 TO 06
+9.3% vs FV
Blk 245 BT BATOK EAST AVE 5
Feb 2026 · Floor 04 TO 06
+10.9% vs FV
HELIOS AI Analysis
<p>The valuation of the HDB 3 Room unit in Bukit Batok, with a remaining lease of 58 years, is estimated at <strong>$342,264</strong>, translating to a price per square foot of <strong>$475</strong>. This valuation reflects a market price that is in alignment with the baseline, indicating a <strong>0% difference</strong>, which suggests a stable demand in the local property market. The high model confidence is corroborated by the analysis of <strong>427 recent HDB resale transactions</strong> in the vicinity, providing a robust data set that reinforces the accuracy of this valuation.</p> <p>In the context of Singapore's housing market, the remaining lease of 58 years positions this property within a competitive segment, appealing to a demographic that is increasingly cognizant of leasehold tenure when making purchasing decisions. The Bukit Batok area has shown resilience in property values, attributed to its strategic location and community amenities, which continue to attract prospective buyers. As such, this valuation not only reflects current market conditions but also highlights the sustained interest in HDB properties within this region, establishing it as a noteworthy investment opportunity for discerning buyers.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.