228 Pending Road 670228, Bangkit, West Region, Singapore
$930,000

This flat is a Executive Maisonette HDB for sale in 228 Pending Road, a stunning HDB Resale Flat in Singapore. If you are searching for a HDB in Singapore, look no further than this stunning HDB for Sale in Bukit Panjang. This hdb for sale is one of a total of 60 units in the development which has a total of 13 floors and is one of 31 HDB blocks on Pending Road. If you are looking for a property in the Bukit Panjang HDB Estate, this might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • Pending (95 m) - 2 mins walk • Petir (451 m) - 7 mins walk • 3 MRTs within 1 km ⭑ Nearby Bus stops • Opposite Pending Station (109 m) - 2 mins walk • Before Pending Station (143 m) - 2 mins walk • Between Blks 139/140 (184 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • No. 1 Supermarket (223 m) - 4 mins walk • FairPrice - Bukit Panjang Mkt (303 m) - 5 mins walk • Nila Traders Pte Ltd (315 m) - 5 mins walk • 3 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Smiling Star ChildCare Centre at Bukit Panjang (137 m) - 2 mins walk • Bukit Panjang Primary School (251 m) - 4 mins walk • MOE Kindergarten @ Zhenghua (475 m) - 7 mins walk • 5 more schools within 1 km ⭑ Nearby Parks • Zhenghua Park (649 m) - 3 mins drive • Pang Sua Pond (948 m) - 3 mins drive • Saujana Field (968 m) - 7 mins drive 3 bedrooms on upper level, 1 Study (Utility) on lower level 2 bathrooms on upper level and 1 WC in kitchen Direction Main Door - South East Balcony - North West Lease Start Date - 1 Feb 1988 Balance Lease - 61 years 4 months (as at 6 October 2025 via enquiry from mapservices HDB) Owners stays Term and Condition Required 3 months extension upon completion of sales but Negotiable!!! Price negotiable - View to Offer (Any offer $900k up, owners will consider) Immediate submission if required by buyers. Daily viewings from 11.00am to 9.00pm subject to owners' availability Interested buyers call to arrange appointments in advance. Please call or watapp ALICE TAN (ERA) via Handphone no. 9062 XXXX for no obligation viewing appointments.
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: L3002382K
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Automated Valuation based on 218 HDB resale transactions (data.gov.sg)
Fair Value
S$726,530
S$462 psf
Asking Price
S$930,000
S$592 psf
vs Market
+28.0%
vs Last Done
+5.7%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
218 comps
Nearest MRT
Bukit Gombak
2813m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
218 comparable transactions
S$540
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$462
Recent Comparable Transactions
10 shown · 218 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 366 BT BATOK ST 31 Floor 07 TO 09 | 1,572sqft | S$880,000 | ▲S$560 +21.2% vs FV | 99yr from 1986 |
Apr 2026 | Blk 366 BT BATOK ST 31 Floor 07 TO 09 | 1,572sqft | S$880,000 | ▲S$560 +21.2% vs FV | 99yr from 1986 |
Apr 2026 | Blk 366 BT BATOK ST 31 Floor 07 TO 09 | 1,572sqft | S$880,000 | ▲S$560 +21.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▲S$566 +22.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$805,000 | ▲S$512 +10.8% vs FV | 99yr from 1987 |
Mar 2026 | Blk 542 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$875,000 | ▲S$557 +20.6% vs FV | 99yr from 1986 |
Mar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▲S$566 +22.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$805,000 | ▲S$512 +10.8% vs FV | 99yr from 1987 |
Mar 2026 | Blk 542 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$875,000 | ▲S$557 +20.6% vs FV | 99yr from 1986 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$905,000 | ▲S$584 +26.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 01 TO 03 | 1,539sqft | S$815,000 | ▲S$529 +14.5% vs FV | 99yr from 1985 |
Blk 366 BT BATOK ST 31
Apr 2026 · Floor 07 TO 09
+21.2% vs FV
Blk 366 BT BATOK ST 31
Apr 2026 · Floor 07 TO 09
+21.2% vs FV
Blk 366 BT BATOK ST 31
Apr 2026 · Floor 07 TO 09
+21.2% vs FV
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
+22.5% vs FV
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
+10.8% vs FV
Blk 542 BT BATOK ST 52
Mar 2026 · Floor 07 TO 09
+20.6% vs FV
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
+22.5% vs FV
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
+10.8% vs FV
Blk 542 BT BATOK ST 52
Mar 2026 · Floor 07 TO 09
+20.6% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 13 TO 15
+26.4% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 01 TO 03
+14.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Bukit Batok, with a remaining lease of 60 years, presents intriguing insights into the current property landscape. Priced at an estimated value of $726,530, translating to $462 per square foot, this property signals a robust market position, being valued above the prevailing market average by 28%. This significant premium indicates a strong demand for HDB properties in this region, underpinned by various socio-economic factors and the appeal of Bukit Batok as a residential hub.
With model confidence rated as high, this valuation is bolstered by an analysis of 218 recent HDB resale transactions in the vicinity, demonstrating consistent buyer interest and competitive pricing trends. The notable difference from the baseline valuation underscores the resilience and attractiveness of the Bukit Batok area, which is characterized by its accessibility, amenities, and community infrastructure. As the Singaporean real estate market continues to evolve, properties like this HDB Executive embody both the enduring value of public housing and the shifting dynamics of urban living.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.