Bukit Tunggal Road, Moulmein, Central Region, Singapore
$14,680,000
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Total Transactions
10
Average Price
S3.7M
Total Value
S37.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 149 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$5.11M
S$610 psf
Asking Price
S$14.68M
S$3,761 psf
vs Market
+187.0%
vs Last Done
+662.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Novena
487m away · +5% premium
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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$610
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 -19.2% vs FV | 99yr from 1986 |
May 2026 | Blk 542 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$775,000 | ▼S$493 -19.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$805,000 | ▼S$512 -16.1% vs FV | 99yr from 1987 |
Mar 2026 | Blk 542 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$875,000 | ▼S$557 -8.7% vs FV | 99yr from 1986 |
Feb 2026 | Blk 512 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$848,000 | ▼S$540 -11.5% vs FV | 99yr from 1987 |
Jan 2026 | Blk 542 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$790,000 | ▼S$503 -17.5% vs FV | 99yr from 1986 |
Dec 2025 | Blk 524 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$800,000 | ▼S$509 -16.6% vs FV | 99yr from 1987 |
Nov 2025 | Blk 524 BT BATOK ST 52 Floor 07 TO 09 | 1,636sqft | S$970,000 | ▼S$593 -2.8% vs FV | 99yr from 1987 |
Oct 2025 | Blk 526 BT BATOK ST 51 Floor 01 TO 03 | 1,572sqft | S$750,000 | ▼S$477 -21.8% vs FV | 99yr from 1986 |
Aug 2025 | Blk 535 BT BATOK ST 52 Floor 01 TO 03 | 1,615sqft | S$828,000 | ▼S$513 -15.9% vs FV | 99yr from 1987 |
Aug 2025 | Blk 512 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$798,888 | ▼S$508 -16.7% vs FV | 99yr from 1987 |
Blk 542 BT BATOK ST 52
May 2026 · Floor 01 TO 03
-19.2% vs FV
Blk 542 BT BATOK ST 52
May 2026 · Floor 01 TO 03
-19.2% vs FV
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
-16.1% vs FV
Blk 542 BT BATOK ST 52
Mar 2026 · Floor 07 TO 09
-8.7% vs FV
Blk 512 BT BATOK ST 52
Feb 2026 · Floor 07 TO 09
-11.5% vs FV
Blk 542 BT BATOK ST 52
Jan 2026 · Floor 01 TO 03
-17.5% vs FV
Blk 524 BT BATOK ST 52
Dec 2025 · Floor 01 TO 03
-16.6% vs FV
Blk 524 BT BATOK ST 52
Nov 2025 · Floor 07 TO 09
-2.8% vs FV
Blk 526 BT BATOK ST 51
Oct 2025 · Floor 01 TO 03
-21.8% vs FV
Blk 535 BT BATOK ST 52
Aug 2025 · Floor 01 TO 03
-15.9% vs FV
Blk 512 BT BATOK ST 52
Aug 2025 · Floor 01 TO 03
-16.7% vs FV
HELIOS AI Analysis
The HDB Executive property located in Bukit Batok presents a compelling investment opportunity, boasting an estimated market value of $5,114,381, which translates to approximately $610 per square foot. With a remaining lease of 75 years, this property is positioned to appeal to a diverse range of buyers looking for long-term residential solutions in a rapidly developing area.
The valuation indicates a robust market signal, with the property priced at 187% above the baseline, highlighting significant demand and desirability within the Bukit Batok vicinity. Such a premium valuation is reinforced by a high model confidence rating, derived from a comprehensive analysis of 149 recent HDB resale transactions in the area. These dynamics suggest not only a thriving real estate market but also a strategic opportunity for investors aiming to capitalize on the region's growth potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.