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Total Transactions
10
Average Price
S3.7M
Total Value
S37.1M
Calculating fair value from URA transaction data…


License: L3008563G
Automated Valuation based on 146 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$4.68M
S$586 psf
Asking Price
S$38.00M
S$1,801 psf
vs Market
+711.3%
vs Last Done
+218.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
146 comps
Nearest MRT
Novena
505m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
146 comparable transactions
S$547
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$586
Recent Comparable Transactions
10 shown · 146 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▼S$566 -3.4% vs FV | 99yr from 1986 |
Mar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▼S$566 -3.4% vs FV | 99yr from 1986 |
Mar 2026 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$805,000 | ▼S$512 -12.6% vs FV | 99yr from 1987 |
Mar 2026 | Blk 542 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$875,000 | ▼S$557 -4.9% vs FV | 99yr from 1986 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$905,000 | ▼S$584 -0.3% vs FV | 99yr from 1985 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 01 TO 03 | 1,539sqft | S$815,000 | ▼S$529 -9.7% vs FV | 99yr from 1985 |
Feb 2026 | Blk 221 BT BATOK EAST AVE 3 Floor 01 TO 03 | 1,572sqft | S$800,000 | ▼S$509 -13.1% vs FV | 99yr from 1985 |
Feb 2026 | Blk 366 BT BATOK ST 31 Floor 07 TO 09 | 1,572sqft | S$850,000 | ▼S$541 -7.7% vs FV | 99yr from 1986 |
Feb 2026 | Blk 326 BT BATOK ST 33 Floor 01 TO 03 | 1,604sqft | S$808,000 | ▼S$504 -14.0% vs FV | 99yr from 1985 |
Feb 2026 | Blk 512 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$848,000 | ▼S$540 -7.8% vs FV | 99yr from 1987 |
Feb 2026 | Blk 405 BT BATOK WEST AVE 7 Floor 10 TO 12 | 1,593sqft | S$880,000 | ▼S$552 -5.8% vs FV | 99yr from 1993 |
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
-3.4% vs FV
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
-3.4% vs FV
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
-12.6% vs FV
Blk 542 BT BATOK ST 52
Mar 2026 · Floor 07 TO 09
-4.9% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 13 TO 15
-0.3% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 01 TO 03
-9.7% vs FV
Blk 221 BT BATOK EAST AVE 3
Feb 2026 · Floor 01 TO 03
-13.1% vs FV
Blk 366 BT BATOK ST 31
Feb 2026 · Floor 07 TO 09
-7.7% vs FV
Blk 326 BT BATOK ST 33
Feb 2026 · Floor 01 TO 03
-14.0% vs FV
Blk 512 BT BATOK ST 52
Feb 2026 · Floor 07 TO 09
-7.8% vs FV
Blk 405 BT BATOK WEST AVE 7
Feb 2026 · Floor 10 TO 12
-5.8% vs FV
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the HDB Executive property located in Bukit Batok stands out with an estimated value of $4,684,004, translating to approximately $586 PSF. This valuation reflects a significant market signal, indicating an impressive 711.3% difference from the baseline. Such a premium suggests a robust demand for properties in the Bukit Batok area, particularly for HDB units that offer a combination of spacious living and reasonable lease tenure, as this property boasts a remaining lease of 75 years.
The strong valuation is supported by data derived from 146 recent HDB resale transactions in the vicinity, which underscores the high confidence level of this model's assessment. Factors contributing to this elevated value may include the area's strategic location, accessibility to public transport, and the overall vibrancy of the community, which appeal to both owner-occupiers and investors alike. As such, this property not only exemplifies the resilience of the HDB market but also highlights the potential for future growth and stability in property values within Bukit Batok.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.