393 Bukit Batok West Avenue 5 650393, Gombak, West Region, Singapore
$770,000










Want to Own a Spacious 3 bedroom 1270sqft “Penthouse” but at HDB pricing? Property Highlights: • Address: Block 393 Bukit Batok West Avenue 5 • Type: 5-Room HDB Flat • Size: Approx. 1,270 sqft • Floor: Top Floor – Ultimate privacy and tranquillity • Facing: o Main Door: North-facing o Living Room: South-facing – ideal for natural light & ventilation • View: Unblocked greenery – serene and peaceful Bright, Breezy, and Private • Bright and windy all day – no west sun, so the flat stays naturally cool • No corridor window – added privacy and reduced noise • Granite tiles in living room – elegant, durable, and can be polished to a like-new finish • No Contra & No Extension of Stay – fast, hassle-free sale possible Nature & Lifestyle • Neighbourhood parks just less than 100m away – ideal for daily exercise, family outings, or relaxing walks • Short walk to Xiao Guilin (Little Guilin) – a scenic granite rock formation surrounded by a lake, perfect for nature lovers and photographers • Close to Bukit Batok Nature Park – jogging trails, forested paths, and a peaceful retreat into greenery • Live close to lush greenery while still enjoying full urban convenience Excellent Connectivity • • 2 bus-stops to Bukit Gombak MRT Station (North-South Line) – fast access to town, Orchard, and CBD • Easy access to major roads and bus services • Everything you need within reach: o FairPrice Supermarket o HomeTeamNS Bukit Batok o Bukit Gombak Sports Hall & Swimming Complex o Cafés, restaurants, coffeeshops, clinics, salons & more Schools Within Close Reach • Swiss Cottage Secondary School – Approx. 5 mins’ walk • St. Anthony’s Primary School – Approx. 9 mins’ walk • Dazhong Primary School – Approx. 15 mins’ walk This makes the flat especially ideal for families with school-going children – no long commutes!
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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 3 HDB resale transactions (data.gov.sg)
Fair Value
S$796,198
S$627 psf
Asking Price
S$770,000
S$606 psf
vs Market
-3.3%
vs Last Done
+2.0%
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Bukit Gombak
877m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$585
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$627
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 393 BT BATOK WEST AVE 5 Floor 25 TO 27 | 1,270sqft | S$755,000 | ▼S$594 -5.3% vs FV | 99yr from 2004 |
Apr 2026 | Blk 393 BT BATOK WEST AVE 5 Floor 25 TO 27 | 1,270sqft | S$755,000 | ▼S$594 -5.3% vs FV | 99yr from 2004 |
Feb 2025 | Blk 393 BT BATOK WEST AVE 5 Floor 22 TO 24 | 1,238sqft | S$748,000 | ▼S$604 -3.7% vs FV | 99yr from 2004 |
Sep 2024 | Blk 393 BT BATOK WEST AVE 5 Floor 04 TO 06 | 1,238sqft | S$690,000 | ▼S$557 -11.2% vs FV | 99yr from 2004 |
Blk 393 BT BATOK WEST AVE 5
Apr 2026 · Floor 25 TO 27
-5.3% vs FV
Blk 393 BT BATOK WEST AVE 5
Apr 2026 · Floor 25 TO 27
-5.3% vs FV
Blk 393 BT BATOK WEST AVE 5
Feb 2025 · Floor 22 TO 24
-3.7% vs FV
Blk 393 BT BATOK WEST AVE 5
Sep 2024 · Floor 04 TO 06
-11.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room unit in Bukit Batok, with an estimated value of $796,198 (equating to $627 PSF), reflects a nuanced understanding of the current market dynamics and the specific characteristics of this property. With a remaining lease of 77 years, the asset retains a considerable tenure, which is a critical factor influencing both buyer sentiment and investment potential in the HDB market. The valuation indicates a market price that is approximately 3.3% above the baseline, suggesting a slight upward trend in demand for HDB properties in this region, albeit within a low confidence model.
Analyzing the recent transactional data, which is based on three comparable HDB resale transactions in the vicinity, it is essential to recognize the implications of a low model confidence rating. This signals a degree of volatility or uncertainty in the pricing dynamics within Bukit Batok, potentially influenced by broader economic factors or shifts in buyer preferences. As such, prospective buyers and investors should approach this valuation with a careful consideration of the local market trends and the longevity of the lease, which together play a pivotal role in determining the property's long-term value appreciation potential.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.