205 Bukit Batok Street 21 650205, Bukit Batok Central, West Region, Singapore
$740,000
Spacious 5A (133sqm) in Prime Bukit Batok | Walk to MRT | Huge Living Space Located in the heart of Bukit Batok, enjoy convenient access to daily essentials with nearby malls, eateries, medical services and fitness facilities. Ideal for families seeking space, connectivity and a well-rounded neighbourhood. Disclaimer: Photos are for illustration. Unit will require renovation to achieve optimal comfort and living condition. Blk 202 Bukit Batok St 21 + Open to all races Unit Details 5A Model 133 sqm / 1,431 sqft 3 Bedrooms + 2 Bathrooms Balcony connected to living room Quiet facing (away from main road) Main door: North-facing Single floor level, functional layout with good potential Nearby Amenities West Mall, IMM, Westgate, JEM, JCube Batok MRT (NS2) – ~3 mins walk 1 stop to Jurong East MRT (NS1/EW24) Bukit Batok Bus Interchange (~10 mins walk) Schools Nearby PCF Sparkletots (100m) Little Seeds School (250m) Mulberry Learning (300m) Bukit View Primary (600m) Keming Primary (900m) Princess Elizabeth Primary (900m) Price Reference Recent highest transaction within 200m: $850,000 (Nov 2023) Unsure where the market is heading? Call me for a no-obligation chat. Nas 9 4 5 6 4 3 2 4 #nasireusof #9456XXXX #bukitbatok
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
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: L3010858B
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$775,192
S$542 psf
Asking Price
S$740,000
S$517 psf
vs Market
-4.5%
vs Last Done
-33.1%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bukit Batok
210m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$634
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$542
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 293A BT BATOK ST 21 Floor 25 TO 27 | 1,216sqft | S$940,000 | ▲S$773 +42.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 25 TO 27 | 1,216sqft | S$940,000 | ▲S$773 +42.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 13 TO 15 | 1,216sqft | S$862,000 | ▲S$709 +30.8% vs FV | 99yr from 2019 |
Mar 2026 | Blk 296C BT BATOK ST 22 Floor 37 TO 39 | 1,238sqft | S$1,058,888 | ▲S$855 +57.7% vs FV | 99yr from 2018 |
Mar 2026 | Blk 194B BT BATOK WEST AVE 6 Floor 10 TO 12 | 1,206sqft | S$908,000 | ▲S$753 +38.9% vs FV | 99yr from 2017 |
Mar 2026 | Blk 461B BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,227sqft | S$808,000 | ▲S$658 +21.4% vs FV | 99yr from 2019 |
Mar 2026 | Blk 442A BT BATOK WEST AVE 8 Floor 04 TO 06 | 1,206sqft | S$780,000 | ▲S$647 +19.4% vs FV | 99yr from 2019 |
Mar 2026 | Blk 439B BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,216sqft | S$840,000 | ▲S$691 +27.5% vs FV | 99yr from 2020 |
Mar 2026 | Blk 464A BT BATOK WEST AVE 8 Floor 10 TO 12 | 1,216sqft | S$820,000 | ▲S$674 +24.4% vs FV | 99yr from 2021 |
Mar 2026 | Blk 443C BT BATOK WEST AVE 8 Floor 07 TO 09 | 1,206sqft | S$825,000 | ▲S$684 +26.2% vs FV | 99yr from 2019 |
Mar 2026 | Blk 445A BT BATOK WEST AVE 8 Floor 16 TO 18 | 1,206sqft | S$878,000 | ▲S$728 +34.3% vs FV | 99yr from 2019 |
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+42.6% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+42.6% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 13 TO 15
+30.8% vs FV
Blk 296C BT BATOK ST 22
Mar 2026 · Floor 37 TO 39
+57.7% vs FV
Blk 194B BT BATOK WEST AVE 6
Mar 2026 · Floor 10 TO 12
+38.9% vs FV
Blk 461B BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
+21.4% vs FV
Blk 442A BT BATOK WEST AVE 8
Mar 2026 · Floor 04 TO 06
+19.4% vs FV
Blk 439B BT BATOK WEST AVE 8
Mar 2026 · Floor 13 TO 15
+27.5% vs FV
Blk 464A BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
+24.4% vs FV
Blk 443C BT BATOK WEST AVE 8
Mar 2026 · Floor 07 TO 09
+26.2% vs FV
Blk 445A BT BATOK WEST AVE 8
Mar 2026 · Floor 16 TO 18
+34.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room flat in Bukit Batok, estimated at $775,192 or $542 PSF, reflects a nuanced understanding of the current housing market dynamics within the region. With a remaining lease of 57 years, this property's value is underpinned by both its physical attributes and the strategic location in a well-established neighborhood. The valuation demonstrates a 4.5% difference from the market baseline, indicating a competitive positioning that suggests strong demand among prospective buyers, particularly for larger family units in desirable locales.
The robust valuation is further supported by comprehensive data analysis, derived from 500 recent HDB resale transactions in the vicinity. This model showcases a high confidence level, indicating that market trends are favorably aligned for sellers in this segment. As the market continues to evolve, the interaction between remaining lease duration and property pricing remains critical, with longer leases typically commanding higher premiums. Investors and homeowners alike should consider these factors when evaluating potential acquisitions or divestments in the Bukit Batok area.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.