172 Gangsa Road 670172, Jelebu, West Region, Singapore
$700,000
Spacious 4-Room HDB with unblocked views in Bukit Panjang, within walking distance to MRT/LRT. Unit Details: * 1087 SQFT / 101 SQM * High Floor-Above Level 20 * 4 Room HDB * 3 Bedroom * 2 Bathroom * Efficient Layout * Spacious Living & Dining Area * Unblocked Bukit Timah Views * Bright and Well Ventilated * Quiet Facing * Good Cross Ventilation * Living Room Facing: South * Main Door Facing: South Project Details: * 99-Years from 1997 * 71+ Years Balance Lease * Ethnic Quota: To be advised (subject to HDB EIP at time of application) Transports: Petir LRT (BP7) | 0.19KM Senja LRT (BP13) | 0.60KM Bukit Panjang MRT (DT1) | 0.61KM Shopping Malls: Bukit Panjang Plaza | 0.26KM Hillion Mall | 0.44KM Greenridge Shopping Centre | 0.66KM Bukit Panjang Neighbourhood Centre | 0.74KM Groceries: FairPrice Finest @ Bukit Panjang Plaza | 0.26KM Don Don Donki @ Bukit Panjang Plaza | 0.26KM Sheng Siong Supermarket @ 1 Woodlands Road | 0.73KM Eateries: Taiwah Coffee Shop | 0.23KM Bukit Panjang Hawker Centre & Market | 0.68KM Primary Schools: Zhenghua Primary School | 0.29KM Bukit Panjang Primary School | 0.71KM Greenridge Primary School | 0.73KM West View Primary School | 0.86KM Beacon Primary School | 0.92KM West Spring Primary School | 1.11KM CHIJ Our Lady Queen of Peace | 1.43KM Teck Whye Primary School | 1.56KM Secondary Schools: Greenridge Secondary School | 0.52KM Zhenghua Secondary School | 1.0KM West Spring Secondary School | 1.18KM All sizes, measurements, drawings, etc. included herewith are based on estimates, not drawn to scale.
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: L3002382K
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$536,368
S$493 psf
Asking Price
S$700,000
S$644 psf
vs Market
+30.5%
vs Last Done
+28.5%
Tenure
69 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Choa Chu Kang
2549m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$501
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.986
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$493
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 172 BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,109sqft | S$555,000 | ▲S$501 +1.6% vs FV | 99yr from 1985 |
Jan 2026 | Blk 172 BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,109sqft | S$555,000 | ▲S$501 +1.6% vs FV | 99yr from 1985 |
Jun 2025 | Blk 172 BT BATOK WEST AVE 8 Floor 19 TO 21 | 1,109sqft | S$555,000 | ▲S$501 +1.6% vs FV | 99yr from 1985 |
Jun 2025 | Blk 172 BT BATOK WEST AVE 8 Floor 16 TO 18 | 1,109sqft | S$555,000 | ▲S$501 +1.6% vs FV | 99yr from 1985 |
Blk 172 BT BATOK WEST AVE 8
Jan 2026 · Floor 13 TO 15
+1.6% vs FV
Blk 172 BT BATOK WEST AVE 8
Jan 2026 · Floor 13 TO 15
+1.6% vs FV
Blk 172 BT BATOK WEST AVE 8
Jun 2025 · Floor 19 TO 21
+1.6% vs FV
Blk 172 BT BATOK WEST AVE 8
Jun 2025 · Floor 16 TO 18
+1.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bukit Batok, estimated at $536,368 or $493 PSF, presents a compelling case in the current real estate landscape. With a remaining lease of 69 years, this property is positioned in a market where demand continues to outpace supply, yet the valuation signals an above-market status, reflecting a notable 30.5% difference from the baseline. This premium valuation indicates that buyers are willing to invest at higher price points for properties in this area, driven by factors such as proximity to amenities, transport links, and overall livability.
However, the model confidence for this valuation remains low, suggesting that market fluctuations and external economic factors could influence future resale potential. The analysis is based on three recent HDB resale transactions within the vicinity, which provide a limited but insightful snapshot of current market dynamics. As such, potential investors and homeowners should exercise caution, weighing the premium pricing against the underlying market signals and the remaining lease of the property. In a market characterized by volatility, understanding these nuances is crucial for making informed decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.