Almond Avenue, Dairy Farm, West Region, Singapore
$12,950 /month




No image
Timeless Detached Home with Expansive Grounds @ Mera Gardens (Almond Avenue) Nestled within the tranquil and exclusive Mera Gardens enclave, this 2.5-storey detached residence sits on a generous approx. 5,933 sqft land — offering the perfect retreat for families seeking space, privacy, and a sense of serenity. The grand car porch easily accommodates 3 or more cars, or can be creatively reimagined into a deck pool or outdoor entertainment area. Lush gardens in the front and backyard further enhance the home’s charm, providing abundant space for children to play freely or for adults to unwind amidst greenery. Step inside to a thoughtfully planned layout featuring separate living and dining areas, perfect for hosting gatherings or enjoying family time. The well-equipped kitchen provides ample room for culinary creativity, while the powder room on Level 1 adds convenience for guests. All five spacious bedrooms are ensuite, offering every family member their own private haven. Large windows bring in abundant natural light, creating a warm and inviting atmosphere throughout the home. ✨ Highlights: • Expansive land with landscaped gardens and flexible outdoor areas • Bright and airy interiors with well-defined living zones • Located near GESS – International School, ideal for families with school-going children • Peaceful landed estate with excellent connectivity to amenities (Dairy Farm Mall) and major expressways • Near to Dairy Farm Park • Approx. 5min cycle to Cashew MRT This home offers the rare combination of scale, comfort, and lifestyle appeal — an exceptional rental opportunity for families seeking a distinguished address in the West. Contact Marianne 8042XXXX today to arrange a private viewing. See you soon!
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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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Estimated sale value based on 33 HDB resale transactions (data.gov.sg)
Fair Value
S$2.92M
S$621 psf
Asking Price
S$12,950
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
33 comps
Nearest MRT
Bukit Gombak
2809m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
33 comparable transactions
S$612
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$621
Recent Comparable Transactions
10 shown · 33 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 +2.7% vs FV | 99yr from 1997 |
Mar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +2.7% vs FV | 99yr from 1997 |
Sep 2025 | Blk 627 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$1,018,888 | ▲S$657 +5.8% vs FV | 99yr from 1997 |
Aug 2025 | Blk 627 BT BATOK CTRL Floor 07 TO 09 | 1,507sqft | S$955,888 | ▲S$634 +2.1% vs FV | 99yr from 1997 |
Jul 2024 | Blk 627 BT BATOK CTRL Floor 07 TO 09 | 1,507sqft | S$960,000 | ▲S$637 +2.6% vs FV | 99yr from 1997 |
May 2026 | Blk 289A BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$940,000 | ▼S$606 -2.4% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 19 TO 21 | 1,496sqft | S$978,000 | ▲S$654 +5.3% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 16 TO 18 | 1,518sqft | S$958,000 | ▲S$631 +1.6% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 07 TO 09 | 1,518sqft | S$868,000 | ▼S$572 -7.9% vs FV | 99yr from 1997 |
Mar 2026 | Blk 290B BT BATOK ST 24 Floor 13 TO 15 | 1,518sqft | S$930,000 | ▼S$613 -1.3% vs FV | 99yr from 1997 |
Mar 2026 | Blk 289A BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$910,000 | ▼S$587 -5.5% vs FV | 99yr from 1997 |
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+2.7% vs FV
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+2.7% vs FV
Blk 627 BT BATOK CTRL
Sep 2025 · Floor 13 TO 15
+5.8% vs FV
Blk 627 BT BATOK CTRL
Aug 2025 · Floor 07 TO 09
+2.1% vs FV
Blk 627 BT BATOK CTRL
Jul 2024 · Floor 07 TO 09
+2.6% vs FV
Blk 289A BT BATOK ST 25
May 2026 · Floor 10 TO 12
-2.4% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 19 TO 21
+5.3% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 16 TO 18
+1.6% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 07 TO 09
-7.9% vs FV
Blk 290B BT BATOK ST 24
Mar 2026 · Floor 13 TO 15
-1.3% vs FV
Blk 289A BT BATOK ST 25
Mar 2026 · Floor 01 TO 03
-5.5% vs FV
HELIOS AI Analysis
The HDB Executive property located in Bukit Batok, with a remaining lease of 71 years, has been valued at approximately $2,917,422, translating to a price per square foot of $621. This valuation indicates a stable position in the current market, as it reflects a 0% difference from the baseline price, suggesting that the property is aligned with prevailing market conditions. The confidence level in this valuation is categorized as high, supported by a robust analysis of 33 recent HDB resale transactions within the vicinity, which provides a solid foundation for this assessment.
In the context of Singapore's dynamic real estate landscape, the Bukit Batok area continues to demonstrate resilience, particularly in the HDB segment. The remaining lease of 71 years positions this property favourably among buyers who are increasingly discerning about the longevity of their investments. Additionally, given the lack of significant price fluctuation, it is evident that demand remains stable, underscoring a balanced supply and demand scenario in the region. As the market evolves, this property exemplifies a prudent investment opportunity, appealing to both owner-occupiers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.