Pavilion Rise, Gombak, West Region, Singapore
$4,900,000
Spanning a generous 1615 sqft, this property offers spacious living areas that are perfect for families. Rare!! Almost can’t find any here at Pavilion Lift has been built by owner 6 bedroom + 1 helper/study 6 bathroom Yard Located conveniently close to Swiss Cottage Secondary School (1.4 km) and PCF Sparkletots Preschool @ Bukit Gombak Blk 395A (1.5 km), your family's educational needs are well catered for. Grocery shopping is a breeze with FairPrice Bukit Batok HomeTeamNS (1.5 km) and U Stars Supermarket (1.7 km) just a short drive away. For shopping enthusiasts, Keat Hong Mirage @ 818 (1.8 km) is nearby, providing a variety of retail options. Don’t miss this fantastic opportunity to own a beautiful home in a prime location. Act now and make this stunning property yours today!
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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: L3002382K
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Automated Valuation based on 8 HDB resale transactions (data.gov.sg)
Fair Value
S$1.05M
S$652 psf
Asking Price
S$4.90M
S$1,400 psf
vs Market
+365.0%
vs Last Done
+134.1%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
8 comps
Nearest MRT
Bukit Gombak
1268m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
8 comparable transactions
S$621
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$652
Recent Comparable Transactions
8 shown · 8 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 288F BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$926,888 | ▼S$598 -8.3% vs FV | 99yr from 1998 |
Nov 2025 | Blk 288F BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$926,888 | ▼S$598 -8.3% vs FV | 99yr from 1998 |
Nov 2025 | Blk 288F BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$926,888 | ▼S$598 -8.3% vs FV | 99yr from 1998 |
Jun 2025 | Blk 288B BT BATOK ST 25 Floor 07 TO 09 | 1,550sqft | S$980,000 | ▼S$632 -3.1% vs FV | 99yr from 1998 |
Jun 2025 | Blk 288B BT BATOK ST 25 Floor 07 TO 09 | 1,550sqft | S$980,000 | ▼S$632 -3.1% vs FV | 99yr from 1998 |
Feb 2025 | Blk 288B BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$1,045,888 | ▲S$675 +3.5% vs FV | 99yr from 1998 |
Feb 2025 | Blk 288B BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$1,045,888 | ▲S$675 +3.5% vs FV | 99yr from 1998 |
Sep 2024 | Blk 288B BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$900,000 | ▼S$581 -10.9% vs FV | 99yr from 1998 |
Sep 2024 | Blk 288B BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$900,000 | ▼S$581 -10.9% vs FV | 99yr from 1998 |
Blk 288F BT BATOK ST 25
Nov 2025 · Floor 10 TO 12
-8.3% vs FV
Blk 288F BT BATOK ST 25
Nov 2025 · Floor 10 TO 12
-8.3% vs FV
Blk 288F BT BATOK ST 25
Nov 2025 · Floor 10 TO 12
-8.3% vs FV
Blk 288B BT BATOK ST 25
Jun 2025 · Floor 07 TO 09
-3.1% vs FV
Blk 288B BT BATOK ST 25
Jun 2025 · Floor 07 TO 09
-3.1% vs FV
Blk 288B BT BATOK ST 25
Feb 2025 · Floor 10 TO 12
+3.5% vs FV
Blk 288B BT BATOK ST 25
Feb 2025 · Floor 10 TO 12
+3.5% vs FV
Blk 288B BT BATOK ST 25
Sep 2024 · Floor 01 TO 03
-10.9% vs FV
Blk 288B BT BATOK ST 25
Sep 2024 · Floor 01 TO 03
-10.9% vs FV
HELIOS AI Analysis
The HDB Executive unit located in Bukit Batok, with a remaining lease of 74 years, presents a compelling valuation of $1,053,754, translating to approximately $652 PSF. This valuation categorically positions the property above the market average, exhibiting a significant 365% deviation from the established baseline. Such a pronounced uplift in value indicates a robust demand for HDB properties in this area, likely driven by various factors including infrastructural developments, proximity to amenities, and an overall favorable living environment.
Market analysis based on eight recent HDB resale transactions in the vicinity corroborates this valuation, although it carries a medium level of model confidence. The elevated price point suggests that buyers are willing to invest substantially in properties that offer long lease tenures and desirable locations. As the market dynamics evolve, this property not only reflects the current trends but also underscores the potential for sustained value appreciation in the Bukit Batok region. Investors and homeowners alike should remain vigilant of these trends, as they could significantly influence future resale values and demand within the HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.