642 Bukit Batok Central 650642, Bukit Batok Central, West Region, Singapore
$816,888
The following locations are within radius of this property, with distance shown in kilometers.
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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…


License: L3008022J
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Automated Valuation based on 31 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$584,166
S$449 psf
Asking Price
S$816,888
S$627 psf
vs Market
+39.8%
vs Last Done
+11.2%
Tenure
62 yrs
99-year Leasehold · Balance remaining
Confidence
High
31 comps
Nearest MRT
Bukit Batok
234m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
31 comparable transactions
S$482
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.886
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$449
Recent Comparable Transactions
10 shown · 31 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 187 BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,302sqft | S$735,000 | ▲S$564 +25.6% vs FV | 99yr from 1989 |
Mar 2026 | Blk 187 BT BATOK WEST AVE 6 Floor 13 TO 15 | 1,302sqft | S$735,000 | ▲S$564 +25.6% vs FV | 99yr from 1989 |
Jan 2026 | Blk 319 BT BATOK ST 33 Floor 01 TO 03 | 1,313sqft | S$623,000 | ▲S$474 +5.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 348 BT BATOK ST 34 Floor 07 TO 09 | 1,313sqft | S$670,000 | ▲S$510 +13.6% vs FV | 99yr from 1987 |
Sep 2025 | Blk 331 BT BATOK ST 33 Floor 07 TO 09 | 1,313sqft | S$650,000 | ▲S$495 +10.2% vs FV | 99yr from 1986 |
Sep 2025 | Blk 348 BT BATOK ST 34 Floor 13 TO 15 | 1,313sqft | S$650,000 | ▲S$495 +10.2% vs FV | 99yr from 1987 |
Sep 2025 | Blk 514 BT BATOK ST 52 Floor 07 TO 09 | 1,313sqft | S$663,000 | ▲S$505 +12.5% vs FV | 99yr from 1986 |
Jul 2025 | Blk 348 BT BATOK ST 34 Floor 04 TO 06 | 1,313sqft | S$618,000 | ▲S$471 +4.9% vs FV | 99yr from 1987 |
Jul 2025 | Blk 531 BT BATOK ST 51 Floor 07 TO 09 | 1,313sqft | S$670,888 | ▲S$511 +13.8% vs FV | 99yr from 1986 |
May 2025 | Blk 319 BT BATOK ST 33 Floor 07 TO 09 | 1,313sqft | S$625,000 | ▲S$476 +6.0% vs FV | 99yr from 1986 |
May 2025 | Blk 348 BT BATOK ST 34 Floor 01 TO 03 | 1,313sqft | S$613,000 | ▲S$467 +4.0% vs FV | 99yr from 1987 |
Blk 187 BT BATOK WEST AVE 6
Mar 2026 · Floor 13 TO 15
+25.6% vs FV
Blk 187 BT BATOK WEST AVE 6
Mar 2026 · Floor 13 TO 15
+25.6% vs FV
Blk 319 BT BATOK ST 33
Jan 2026 · Floor 01 TO 03
+5.6% vs FV
Blk 348 BT BATOK ST 34
Jan 2026 · Floor 07 TO 09
+13.6% vs FV
Blk 331 BT BATOK ST 33
Sep 2025 · Floor 07 TO 09
+10.2% vs FV
Blk 348 BT BATOK ST 34
Sep 2025 · Floor 13 TO 15
+10.2% vs FV
Blk 514 BT BATOK ST 52
Sep 2025 · Floor 07 TO 09
+12.5% vs FV
Blk 348 BT BATOK ST 34
Jul 2025 · Floor 04 TO 06
+4.9% vs FV
Blk 531 BT BATOK ST 51
Jul 2025 · Floor 07 TO 09
+13.8% vs FV
Blk 319 BT BATOK ST 33
May 2025 · Floor 07 TO 09
+6.0% vs FV
Blk 348 BT BATOK ST 34
May 2025 · Floor 01 TO 03
+4.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 Room property in Bukit Batok, with a remaining lease of 62 years, stands at an estimated value of $584,166, translating to a price per square foot of $449. This valuation indicates a significant premium in the current market, being positioned 39.8% above the established baseline. Such a divergence from the normative pricing spectrum suggests a robust demand for HDB properties in this locale, reflective of Bukit Batok's evolving residential landscape and its appeal among prospective buyers.
Our analysis is grounded in a comprehensive review of 31 recent HDB resale transactions within the vicinity, reinforcing a high level of model confidence in this valuation. The sustained interest in HDB properties, particularly those with a longer remaining lease, signals a favorable market sentiment, driven by factors such as proximity to essential amenities and transport links. As the HDB market continues to adapt to changing demographics and buyer preferences, properties like this 5 Room unit exemplify the resilience and potential for appreciation in Singapore's real estate sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.