Cashew Road, Dairy Farm, West Region, Singapore
$18,000 /month
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Total Transactions
2
Average Price
S4.4M
Total Value
S8.8M
Calculating fair value from URA transaction data…
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Estimated sale value based on 149 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.94M
S$581 psf
Asking Price
S$18,000
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
95 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Bukit Gombak
2544m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
149 comparable transactions
S$554
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$581
Recent Comparable Transactions
10 shown · 149 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 542 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$775,000 | ▼S$493 -15.1% vs FV | 99yr from 1986 |
May 2026 | Blk 542 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$775,000 | ▼S$493 -15.1% vs FV | 99yr from 1986 |
Mar 2026 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$805,000 | ▼S$512 -11.9% vs FV | 99yr from 1987 |
Mar 2026 | Blk 542 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$875,000 | ▼S$557 -4.1% vs FV | 99yr from 1986 |
Feb 2026 | Blk 512 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$848,000 | ▼S$540 -7.1% vs FV | 99yr from 1987 |
Jan 2026 | Blk 542 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$790,000 | ▼S$503 -13.4% vs FV | 99yr from 1986 |
Dec 2025 | Blk 524 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$800,000 | ▼S$509 -12.4% vs FV | 99yr from 1987 |
Nov 2025 | Blk 524 BT BATOK ST 52 Floor 07 TO 09 | 1,636sqft | S$970,000 | ▲S$593 +2.1% vs FV | 99yr from 1987 |
Oct 2025 | Blk 526 BT BATOK ST 51 Floor 01 TO 03 | 1,572sqft | S$750,000 | ▼S$477 -17.9% vs FV | 99yr from 1986 |
Aug 2025 | Blk 535 BT BATOK ST 52 Floor 01 TO 03 | 1,615sqft | S$828,000 | ▼S$513 -11.7% vs FV | 99yr from 1987 |
Aug 2025 | Blk 512 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$798,888 | ▼S$508 -12.6% vs FV | 99yr from 1987 |
Blk 542 BT BATOK ST 52
May 2026 · Floor 01 TO 03
-15.1% vs FV
Blk 542 BT BATOK ST 52
May 2026 · Floor 01 TO 03
-15.1% vs FV
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
-11.9% vs FV
Blk 542 BT BATOK ST 52
Mar 2026 · Floor 07 TO 09
-4.1% vs FV
Blk 512 BT BATOK ST 52
Feb 2026 · Floor 07 TO 09
-7.1% vs FV
Blk 542 BT BATOK ST 52
Jan 2026 · Floor 01 TO 03
-13.4% vs FV
Blk 524 BT BATOK ST 52
Dec 2025 · Floor 01 TO 03
-12.4% vs FV
Blk 524 BT BATOK ST 52
Nov 2025 · Floor 07 TO 09
+2.1% vs FV
Blk 526 BT BATOK ST 51
Oct 2025 · Floor 01 TO 03
-17.9% vs FV
Blk 535 BT BATOK ST 52
Aug 2025 · Floor 01 TO 03
-11.7% vs FV
Blk 512 BT BATOK ST 52
Aug 2025 · Floor 01 TO 03
-12.6% vs FV
HELIOS AI Analysis
The valuation of this HDB Executive unit in Bukit Batok, with a remaining lease of 95 years, has been estimated at an impressive $3,935,614, translating to a price per square foot (PSF) of $581. This valuation reflects a precise alignment with the current market price, indicating a 0% difference from the baseline. Such stability in pricing is a testament to the robust demand for HDB properties in the area, particularly those with extended lease terms that appeal to both families and investors seeking long-term residency options.
Our analysis is underpinned by data derived from 149 recent HDB resale transactions in the vicinity, further reinforcing the reliability of our valuation model, which exhibits high confidence levels. The sustained interest in Bukit Batok is supported by its strategic location and the availability of essential amenities, making it a sought-after residential hub. As the property market continues to evolve, the enduring lease of this HDB Executive unit positions it favorably within the competitive landscape, ensuring its attractiveness to potential buyers amidst fluctuating market dynamics.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.