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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…


License: L3008899K
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Estimated sale value based on 146 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$2.61M
S$554 psf
Asking Price
S$12,950
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.5%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
146 comps
Nearest MRT
Bukit Gombak
2809m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
146 comparable transactions
S$547
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$554
Recent Comparable Transactions
10 shown · 146 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▲S$566 +2.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▲S$566 +2.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$805,000 | ▼S$512 -7.6% vs FV | 99yr from 1987 |
Mar 2026 | Blk 542 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$875,000 | ▲S$557 +0.5% vs FV | 99yr from 1986 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$905,000 | ▲S$584 +5.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 01 TO 03 | 1,539sqft | S$815,000 | ▼S$529 -4.5% vs FV | 99yr from 1985 |
Feb 2026 | Blk 221 BT BATOK EAST AVE 3 Floor 01 TO 03 | 1,572sqft | S$800,000 | ▼S$509 -8.1% vs FV | 99yr from 1985 |
Feb 2026 | Blk 366 BT BATOK ST 31 Floor 07 TO 09 | 1,572sqft | S$850,000 | ▼S$541 -2.3% vs FV | 99yr from 1986 |
Feb 2026 | Blk 326 BT BATOK ST 33 Floor 01 TO 03 | 1,604sqft | S$808,000 | ▼S$504 -9.0% vs FV | 99yr from 1985 |
Feb 2026 | Blk 512 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$848,000 | ▼S$540 -2.5% vs FV | 99yr from 1987 |
Feb 2026 | Blk 405 BT BATOK WEST AVE 7 Floor 10 TO 12 | 1,593sqft | S$880,000 | ▼S$552 -0.4% vs FV | 99yr from 1993 |
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
+2.2% vs FV
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
+2.2% vs FV
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
-7.6% vs FV
Blk 542 BT BATOK ST 52
Mar 2026 · Floor 07 TO 09
+0.5% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 13 TO 15
+5.4% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 01 TO 03
-4.5% vs FV
Blk 221 BT BATOK EAST AVE 3
Feb 2026 · Floor 01 TO 03
-8.1% vs FV
Blk 366 BT BATOK ST 31
Feb 2026 · Floor 07 TO 09
-2.3% vs FV
Blk 326 BT BATOK ST 33
Feb 2026 · Floor 01 TO 03
-9.0% vs FV
Blk 512 BT BATOK ST 52
Feb 2026 · Floor 07 TO 09
-2.5% vs FV
Blk 405 BT BATOK WEST AVE 7
Feb 2026 · Floor 10 TO 12
-0.4% vs FV
HELIOS AI Analysis
The HDB Executive flat located in Bukit Batok, with a remaining lease of 71 years, presents a compelling investment opportunity in the current market landscape. With an estimated value of $2,606,129, translating to an impressive $554 per square foot, this property’s valuation is notably aligned with the baseline market price, indicating a stable demand within the Bukit Batok region. The 0% difference from the baseline reflects a robust equilibrium between supply and demand, which is essential for long-term capital appreciation.
Our analysis is supported by a comprehensive review of 146 recent HDB resale transactions in the vicinity, reinforcing a high model confidence in this valuation. The proximity to essential amenities, coupled with the area's well-established infrastructure, positions this executive flat favorably within the competitive landscape of HDB properties. As Singapore continues to evolve and expand, the enduring appeal of Bukit Batok, along with its relatively longer lease tenure, suggests a resilient market dynamic that investors and homeowners should consider seriously.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.