Jalan Gumilang, Hillview, West Region, Singapore
$5,700,000
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Total Transactions
4
Average Price
S3.1M
Total Value
S12.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 150 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$3.24M
S$590 psf
Asking Price
S$5.70M
S$2,541 psf
vs Market
+75.7%
vs Last Done
+298.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
150 comps
Nearest MRT
Bukit Gombak
917m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
150 comparable transactions
S$551
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$590
Recent Comparable Transactions
10 shown · 150 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +8.1% vs FV | 99yr from 1997 |
Mar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +8.1% vs FV | 99yr from 1997 |
Sep 2025 | Blk 627 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$1,018,888 | ▲S$657 +11.4% vs FV | 99yr from 1997 |
Aug 2025 | Blk 627 BT BATOK CTRL Floor 07 TO 09 | 1,507sqft | S$955,888 | ▲S$634 +7.5% vs FV | 99yr from 1997 |
Jul 2024 | Blk 627 BT BATOK CTRL Floor 07 TO 09 | 1,507sqft | S$960,000 | ▲S$637 +8.0% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 19 TO 21 | 1,496sqft | S$978,000 | ▲S$654 +10.8% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 16 TO 18 | 1,518sqft | S$958,000 | ▲S$631 +6.9% vs FV | 99yr from 1997 |
Apr 2026 | Blk 366 BT BATOK ST 31 Floor 07 TO 09 | 1,572sqft | S$880,000 | ▼S$560 -5.1% vs FV | 99yr from 1986 |
Mar 2026 | Blk 290B BT BATOK ST 24 Floor 13 TO 15 | 1,518sqft | S$930,000 | ▲S$613 +3.9% vs FV | 99yr from 1997 |
Mar 2026 | Blk 289A BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$910,000 | ▼S$587 -0.5% vs FV | 99yr from 1997 |
Mar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▼S$566 -4.1% vs FV | 99yr from 1986 |
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+8.1% vs FV
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+8.1% vs FV
Blk 627 BT BATOK CTRL
Sep 2025 · Floor 13 TO 15
+11.4% vs FV
Blk 627 BT BATOK CTRL
Aug 2025 · Floor 07 TO 09
+7.5% vs FV
Blk 627 BT BATOK CTRL
Jul 2024 · Floor 07 TO 09
+8.0% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 19 TO 21
+10.8% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 16 TO 18
+6.9% vs FV
Blk 366 BT BATOK ST 31
Apr 2026 · Floor 07 TO 09
-5.1% vs FV
Blk 290B BT BATOK ST 24
Mar 2026 · Floor 13 TO 15
+3.9% vs FV
Blk 289A BT BATOK ST 25
Mar 2026 · Floor 01 TO 03
-0.5% vs FV
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
-4.1% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive unit in Bukit Batok, pegged at approximately $3,244,644 or $590 PSF, indicates a robust market performance that significantly exceeds the baseline valuation by 75.7%. This premium pricing is underscored by a high model confidence rating, reflecting an extensive analysis based on 150 recent HDB resale transactions in the vicinity, which reinforces the strength of this property investment amidst evolving market dynamics.
With a remaining lease of 75 years, this HDB Executive unit not only offers potential buyers a long-term residential option but also positions itself advantageously in an area characterized by increasing demand and limited supply. The above-market valuation signals a strong buyer sentiment in Bukit Batok, driven by its strategic location, accessibility, and community amenities. As such, this property represents not just a home, but a strategic asset in a competitive real estate landscape that is increasingly valuing long-term leasehold properties.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.