Almond Avenue, Dairy Farm, West Region, Singapore
$3,188,000
Good size 3 storey well maintained inter terrace within Mera Garden. Minutes-drive to the MRT and eateries. Almost stone’s throw to the mother nature and greeneries. Call me now at 9138XXXX. Level 1: Grand spacious living room area seamless link to the dining area and kitchen without split level. Good ceiling height to feel the grandeur and luxury of the property. Good size helper room. Level 2: A huge master room with walk-in wardrobe and spacious bathroom. A common good size ensuite bedroom. A family area for family bonding or transform into a study area. Level 3: 2 huge common bedrooms with a shared bathroom. Amenities: • Stone’s throw to a number of shopping malls nearby such as the HillV2 and Hillion. • Accessible to many delectable dining options at the Railway Mall, Beauty World Eateries and Hillion. Transport Convenience: • Approximately 10 mins drive to PIE/KJE. • A few bus-stops to the nearest MRT. Nearby Schools • Bukit Panjang Primary School • Zhenghua Primary School Recreation: • Short drive to the Bukit Timah Reserves. • Walk along the Green corridor to feel the fresh air. Disclaimer: *All land and built-up areas are approximate measurements and subject to final survey. All information on this listing shall not form part of any offer or contract and shall not constitute any warrants by the salesperson. Any information mentioned in this listing shall not be regarded as statements or representations of fact*
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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…
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Automated Valuation based on 62 HDB resale transactions (data.gov.sg)
Fair Value
S$1.99M
S$622 psf
Asking Price
S$3.19M
S$1,969 psf
vs Market
+60.1%
vs Last Done
+201.1%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
62 comps
Nearest MRT
Bukit Gombak
2809m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
62 comparable transactions
S$613
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$622
Recent Comparable Transactions
10 shown · 62 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 299 BT BATOK ST 22 Floor 19 TO 21 | 1,496sqft | S$978,000 | ▲S$654 +5.1% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 19 TO 21 | 1,496sqft | S$978,000 | ▲S$654 +5.1% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 16 TO 18 | 1,518sqft | S$958,000 | ▲S$631 +1.4% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 19 TO 21 | 1,496sqft | S$978,000 | ▲S$654 +5.1% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 16 TO 18 | 1,518sqft | S$958,000 | ▲S$631 +1.4% vs FV | 99yr from 1997 |
Mar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +2.6% vs FV | 99yr from 1997 |
Mar 2026 | Blk 290B BT BATOK ST 24 Floor 13 TO 15 | 1,518sqft | S$930,000 | ▼S$613 -1.4% vs FV | 99yr from 1997 |
Mar 2026 | Blk 289A BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$910,000 | ▼S$587 -5.6% vs FV | 99yr from 1997 |
Mar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +2.6% vs FV | 99yr from 1997 |
Mar 2026 | Blk 290B BT BATOK ST 24 Floor 13 TO 15 | 1,518sqft | S$930,000 | ▼S$613 -1.4% vs FV | 99yr from 1997 |
Mar 2026 | Blk 289A BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$910,000 | ▼S$587 -5.6% vs FV | 99yr from 1997 |
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 19 TO 21
+5.1% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 19 TO 21
+5.1% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 16 TO 18
+1.4% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 19 TO 21
+5.1% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 16 TO 18
+1.4% vs FV
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+2.6% vs FV
Blk 290B BT BATOK ST 24
Mar 2026 · Floor 13 TO 15
-1.4% vs FV
Blk 289A BT BATOK ST 25
Mar 2026 · Floor 01 TO 03
-5.6% vs FV
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+2.6% vs FV
Blk 290B BT BATOK ST 24
Mar 2026 · Floor 13 TO 15
-1.4% vs FV
Blk 289A BT BATOK ST 25
Mar 2026 · Floor 01 TO 03
-5.6% vs FV
HELIOS AI Analysis
The HDB Executive unit located in the sought-after Bukit Batok area commands an estimated value of $1,991,106, translating to a notable $622 PSF. With a remaining lease of 71 years, this property offers prospective buyers a significant duration of occupancy, which is a critical factor influencing its market valuation. The valuation is currently positioned well above the market baseline, demonstrating a remarkable 60.1% premium compared to similar properties in the vicinity.
This analysis is bolstered by a high model confidence rating, derived from a comprehensive review of 62 recent HDB resale transactions in the area. The substantial premium reflects not only the intrinsic value of the property but also the prevailing demand dynamics in Bukit Batok, known for its accessibility and community amenities. The robust market signal suggests that buyers are willing to invest a premium for properties that offer longer leases, thereby highlighting the strategic importance of remaining lease duration in current market conditions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.