Jalan Dermawan, Hillview, West Region, Singapore
$6,000 /month
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Total Transactions
11
Average Price
S2.9M
Total Value
S31.5M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 147 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$1.29M
S$589 psf
Asking Price
S$6,000
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
147 comps
Nearest MRT
Bukit Gombak
641m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
147 comparable transactions
S$550
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$589
Recent Comparable Transactions
10 shown · 147 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 405 BT BATOK WEST AVE 7 Floor 10 TO 12 | 1,593sqft | S$880,000 | ▼S$552 -6.3% vs FV | 99yr from 1993 |
Feb 2026 | Blk 405 BT BATOK WEST AVE 7 Floor 10 TO 12 | 1,593sqft | S$880,000 | ▼S$552 -6.3% vs FV | 99yr from 1993 |
Feb 2026 | Blk 404 BT BATOK WEST AVE 7 Floor 07 TO 09 | 1,658sqft | S$850,000 | ▼S$513 -12.9% vs FV | 99yr from 1993 |
Oct 2025 | Blk 405 BT BATOK WEST AVE 7 Floor 13 TO 15 | 1,561sqft | S$885,000 | ▼S$567 -3.7% vs FV | 99yr from 1993 |
Oct 2025 | Blk 406 BT BATOK WEST AVE 7 Floor 01 TO 03 | 1,615sqft | S$838,000 | ▼S$519 -11.9% vs FV | 99yr from 1993 |
Aug 2025 | Blk 405 BT BATOK WEST AVE 7 Floor 10 TO 12 | 1,615sqft | S$839,800 | ▼S$520 -11.7% vs FV | 99yr from 1993 |
May 2025 | Blk 404 BT BATOK WEST AVE 7 Floor 01 TO 03 | 1,561sqft | S$820,000 | ▼S$525 -10.9% vs FV | 99yr from 1993 |
Dec 2024 | Blk 406 BT BATOK WEST AVE 7 Floor 16 TO 18 | 1,518sqft | S$870,000 | ▼S$573 -2.7% vs FV | 99yr from 1993 |
Oct 2024 | Blk 402 BT BATOK WEST AVE 7 Floor 01 TO 03 | 1,636sqft | S$818,000 | ▼S$500 -15.1% vs FV | 99yr from 1993 |
Oct 2024 | Blk 404 BT BATOK WEST AVE 7 Floor 13 TO 15 | 1,539sqft | S$822,888 | ▼S$535 -9.2% vs FV | 99yr from 1993 |
Sep 2024 | Blk 402 BT BATOK WEST AVE 7 Floor 04 TO 06 | 1,615sqft | S$788,000 | ▼S$488 -17.1% vs FV | 99yr from 1993 |
Blk 405 BT BATOK WEST AVE 7
Feb 2026 · Floor 10 TO 12
-6.3% vs FV
Blk 405 BT BATOK WEST AVE 7
Feb 2026 · Floor 10 TO 12
-6.3% vs FV
Blk 404 BT BATOK WEST AVE 7
Feb 2026 · Floor 07 TO 09
-12.9% vs FV
Blk 405 BT BATOK WEST AVE 7
Oct 2025 · Floor 13 TO 15
-3.7% vs FV
Blk 406 BT BATOK WEST AVE 7
Oct 2025 · Floor 01 TO 03
-11.9% vs FV
Blk 405 BT BATOK WEST AVE 7
Aug 2025 · Floor 10 TO 12
-11.7% vs FV
Blk 404 BT BATOK WEST AVE 7
May 2025 · Floor 01 TO 03
-10.9% vs FV
Blk 406 BT BATOK WEST AVE 7
Dec 2024 · Floor 16 TO 18
-2.7% vs FV
Blk 402 BT BATOK WEST AVE 7
Oct 2024 · Floor 01 TO 03
-15.1% vs FV
Blk 404 BT BATOK WEST AVE 7
Oct 2024 · Floor 13 TO 15
-9.2% vs FV
Blk 402 BT BATOK WEST AVE 7
Sep 2024 · Floor 04 TO 06
-17.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bukit Batok stands at an estimated value of $1,294,774, equating to approximately $589 PSF. With a remaining lease of 75 years, this property presents a compelling opportunity in a well-established residential locale. The model confidence is rated as High, supported by the analysis of 147 recent HDB resale transactions within the vicinity, reinforcing the reliability of the valuation amidst current market conditions.
Market signals indicate that this property is priced at a baseline value with a 0% difference from market expectations, suggesting a balanced relationship between supply and demand in the Bukit Batok area. This alignment is indicative of a stable real estate environment, where HDB properties continue to attract interest due to their affordability and strategic location. As the market evolves, the enduring lease period coupled with the high confidence rating underscores a favorable investment outlook for prospective buyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.