204 Bukit Batok Street 21 650204, Bukit Batok Central, West Region, Singapore
$688,000
SUPER CHEAP | SERIOUS SELLER | LOW DEPOSIT Rare Spacious 4 Room Model A | High Floor | 5 Mins to MRT and West Mall Huge 116 sqm / 1248 sqft layout, ideal for growing families Corner unit with added privacy Functional layout with access balcony High floor with greenery and unblocked views Bright and airy with superb natural lighting 3 spacious bedrooms Renovated and move-in condition, just bring your luggage Plenty of built-in storage space done up Lift landing level Located in the heart of Bukit Batok About 5 mins walk to Bukit Batok MRT and West Mall Quiet and peaceful living environment Main door facing 308 NW Living hall facing 95 East Bedrooms facing 40 NE No ethnic quota restriction as of Mar 2026 Primary schools within 1 km: Bukit View Primary School Keming Primary School Lianhua Primary School *No Extension Needed* Call now for an exclusive viewing today. Jarvis Tay Associate Group Director PropNex Realty Pte Ltd
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 2 HDB resale transactions (data.gov.sg)
Fair Value
S$550,378
S$441 psf
Asking Price
S$688,000
S$551 psf
vs Market
+25.0%
vs Last Done
+9.1%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Bukit Batok
163m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$516
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$441
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 204 BT BATOK ST 21 Floor 10 TO 12 | 1,249sqft | S$630,000 | ▲S$505 +14.5% vs FV | 99yr from 1985 |
Apr 2026 | Blk 204 BT BATOK ST 21 Floor 10 TO 12 | 1,249sqft | S$630,000 | ▲S$505 +14.5% vs FV | 99yr from 1985 |
Sep 2025 | Blk 204 BT BATOK ST 21 Floor 04 TO 06 | 1,119sqft | S$590,000 | ▲S$527 +19.5% vs FV | 99yr from 1985 |
Blk 204 BT BATOK ST 21
Apr 2026 · Floor 10 TO 12
+14.5% vs FV
Blk 204 BT BATOK ST 21
Apr 2026 · Floor 10 TO 12
+14.5% vs FV
Blk 204 BT BATOK ST 21
Sep 2025 · Floor 04 TO 06
+19.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Bukit Batok has been estimated at $550,378, translating to $441 per square foot. This valuation reflects a significant premium, being 25% above the market baseline. While this elevated price point may initially attract attention, it is crucial to consider the context of the remaining lease of 57 years, which plays a pivotal role in the long-term investment viability of the property.
Market dynamics in the Bukit Batok area have shown fluctuations, with recent resale transactions indicating a mixed sentiment among buyers. The model confidence for this valuation is categorized as low, primarily based on data derived from only two recent HDB sales in the vicinity. This limited dataset raises questions about the sustainability of the current price point, particularly as potential buyers remain cautious in a market where lease tenure is a critical factor influencing demand.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.