254 Bukit Batok East Avenue 4 650254, Bukit Batok East, West Region, Singapore
$650,000
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: L3010304A
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$685,159
S$526 psf
Asking Price
S$650,000
S$499 psf
vs Market
-5.1%
vs Last Done
-35.4%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bukit Batok
955m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$526
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 +47.0% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 25 TO 27 | 1,216sqft | S$940,000 | ▲S$773 +47.0% vs FV | 99yr from 2019 |
Mar 2026 | Blk 293A BT BATOK ST 21 Floor 13 TO 15 | 1,216sqft | S$862,000 | ▲S$709 +34.8% 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 +62.5% 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 +43.2% 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 +25.1% 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 +23.0% 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 +31.4% 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 +28.1% 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 +30.0% 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 +38.4% vs FV | 99yr from 2019 |
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+47.0% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 25 TO 27
+47.0% vs FV
Blk 293A BT BATOK ST 21
Mar 2026 · Floor 13 TO 15
+34.8% vs FV
Blk 296C BT BATOK ST 22
Mar 2026 · Floor 37 TO 39
+62.5% vs FV
Blk 194B BT BATOK WEST AVE 6
Mar 2026 · Floor 10 TO 12
+43.2% vs FV
Blk 461B BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
+25.1% vs FV
Blk 442A BT BATOK WEST AVE 8
Mar 2026 · Floor 04 TO 06
+23.0% vs FV
Blk 439B BT BATOK WEST AVE 8
Mar 2026 · Floor 13 TO 15
+31.4% vs FV
Blk 464A BT BATOK WEST AVE 8
Mar 2026 · Floor 10 TO 12
+28.1% vs FV
Blk 443C BT BATOK WEST AVE 8
Mar 2026 · Floor 07 TO 09
+30.0% vs FV
Blk 445A BT BATOK WEST AVE 8
Mar 2026 · Floor 16 TO 18
+38.4% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB unit in Bukit Batok reflects a robust market dynamic, particularly in light of its remaining lease of 57 years. With an estimated value of $685,159, translating to $526 per square foot (PSF), this property stands out in the current landscape of HDB resale transactions. The valuation has been derived from a comprehensive analysis of 500 recent transactions in the vicinity, lending a high degree of confidence to this assessment.
Significantly, the property is identified as a "Good Deal," with a 5.1% difference from the baseline market value. This premium positioning not only underscores the competitive nature of the Bukit Batok area but also highlights the value proposition for potential buyers. As the HDB market continues to evolve, the combination of a substantial remaining lease and favorable pricing may serve as a catalyst for increased interest, making this offering particularly attractive in the current economic context.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.