Jalan Dermawan, Hillview, West Region, Singapore
$5,800 /month
9 months' lease only. Stay till end of December 2026 only. Suitable for workers only. Unfurnish. Can park 2 cars Simple, original condition.
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Total Transactions
11
Average Price
S2.9M
Total Value
S31.5M
Calculating fair value from URA transaction data…
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Estimated sale value based on 145 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.48M
S$592 psf
Asking Price
S$5,800
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
145 comps
Nearest MRT
Bukit Gombak
641m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
145 comparable transactions
S$553
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$592
Recent Comparable Transactions
10 shown · 145 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 405 BT BATOK WEST AVE 7 Floor 10 TO 12 | 1,593sqft | S$880,000 | ▼S$552 -6.8% vs FV | 99yr from 1993 |
Feb 2026 | Blk 405 BT BATOK WEST AVE 7 Floor 10 TO 12 | 1,593sqft | S$880,000 | ▼S$552 -6.8% vs FV | 99yr from 1993 |
Feb 2026 | Blk 404 BT BATOK WEST AVE 7 Floor 07 TO 09 | 1,658sqft | S$850,000 | ▼S$513 -13.3% vs FV | 99yr from 1993 |
Oct 2025 | Blk 405 BT BATOK WEST AVE 7 Floor 13 TO 15 | 1,561sqft | S$885,000 | ▼S$567 -4.2% vs FV | 99yr from 1993 |
Oct 2025 | Blk 406 BT BATOK WEST AVE 7 Floor 01 TO 03 | 1,615sqft | S$838,000 | ▼S$519 -12.3% vs FV | 99yr from 1993 |
Aug 2025 | Blk 405 BT BATOK WEST AVE 7 Floor 10 TO 12 | 1,615sqft | S$839,800 | ▼S$520 -12.2% vs FV | 99yr from 1993 |
May 2025 | Blk 404 BT BATOK WEST AVE 7 Floor 01 TO 03 | 1,561sqft | S$820,000 | ▼S$525 -11.3% vs FV | 99yr from 1993 |
Dec 2024 | Blk 406 BT BATOK WEST AVE 7 Floor 16 TO 18 | 1,518sqft | S$870,000 | ▼S$573 -3.2% vs FV | 99yr from 1993 |
Oct 2024 | Blk 402 BT BATOK WEST AVE 7 Floor 01 TO 03 | 1,636sqft | S$818,000 | ▼S$500 -15.5% vs FV | 99yr from 1993 |
Oct 2024 | Blk 404 BT BATOK WEST AVE 7 Floor 13 TO 15 | 1,539sqft | S$822,888 | ▼S$535 -9.6% vs FV | 99yr from 1993 |
Sep 2024 | Blk 402 BT BATOK WEST AVE 7 Floor 04 TO 06 | 1,615sqft | S$788,000 | ▼S$488 -17.6% vs FV | 99yr from 1993 |
Blk 405 BT BATOK WEST AVE 7
Feb 2026 · Floor 10 TO 12
-6.8% vs FV
Blk 405 BT BATOK WEST AVE 7
Feb 2026 · Floor 10 TO 12
-6.8% vs FV
Blk 404 BT BATOK WEST AVE 7
Feb 2026 · Floor 07 TO 09
-13.3% vs FV
Blk 405 BT BATOK WEST AVE 7
Oct 2025 · Floor 13 TO 15
-4.2% vs FV
Blk 406 BT BATOK WEST AVE 7
Oct 2025 · Floor 01 TO 03
-12.3% vs FV
Blk 405 BT BATOK WEST AVE 7
Aug 2025 · Floor 10 TO 12
-12.2% vs FV
Blk 404 BT BATOK WEST AVE 7
May 2025 · Floor 01 TO 03
-11.3% vs FV
Blk 406 BT BATOK WEST AVE 7
Dec 2024 · Floor 16 TO 18
-3.2% vs FV
Blk 402 BT BATOK WEST AVE 7
Oct 2024 · Floor 01 TO 03
-15.5% vs FV
Blk 404 BT BATOK WEST AVE 7
Oct 2024 · Floor 13 TO 15
-9.6% vs FV
Blk 402 BT BATOK WEST AVE 7
Sep 2024 · Floor 04 TO 06
-17.6% vs FV
HELIOS AI Analysis
In the heart of Bukit Batok, the HDB Executive unit currently holds an estimated value of $1,480,767, translating to a price per square foot (PSF) of $592. With a remaining lease of 75 years, this property not only reflects the stability often sought by homebuyers but also exemplifies the allure of long-term investment in a region that continues to show robust demand. The valuation is underpinned by a comprehensive analysis of 145 recent HDB resale transactions in the vicinity, providing a strong statistical foundation for this pricing.
Market signals indicate a precise alignment with baseline pricing, showing a 0% difference, which suggests that the property is competitively priced relative to the current market dynamics. This equilibrium may suggest a stable demand in Bukit Batok, where factors such as accessibility, community amenities, and ongoing urban development contribute positively to property values. The high model confidence reinforces the reliability of this valuation, offering potential buyers and investors a compelling opportunity to acquire a well-positioned asset in a thriving locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.