181 Jelebu Road 670181, Jelebu, West Region, Singapore
$888,000
Spacious 5PA Unit - ideal for larger families or those who prefer generous living space. • Extremely convenient location — just minutes’ walk to Bukit Panjang MRT (DTL), LRT, and Bukit Panjang Bus Interchange. • Next to Bukit Panjang Plaza, Hillion Mall & Junction 10 — full access to shopping, supermarkets, F&B, amenities. • Bright & breezy — well-ventilated throughout the day. • Functional layout — large living and dining area, spacious bedrooms, good-sized kitchen. • Well-maintained condition — move-in ready or ideal for buyers planning to renovate to their taste. • Quiet environment — despite the central location, block is well set back from the main roads. • Sheltered access to bus stops / malls / MRT — perfect for rainy weather. • Nearby nature spots — close proximity to Bukit Timah Nature Reserve & Dairy Farm for weekend activities. • Surrounded by good schools — e.g., Bukit Panjang Primary, CHIJ Our Lady Queen of Peace, Zhenghua Primary.
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: L3008899K
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Automated Valuation based on 31 HDB resale transactions (data.gov.sg) · 5 outliers removed (IQR)
Fair Value
S$712,846
S$597 psf
Asking Price
S$888,000
S$744 psf
vs Market
+24.6%
vs Last Done
+25.3%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
High
31 comps
Nearest MRT
Choa Chu Kang
2163m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
31 comparable transactions
S$569
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$597
Recent Comparable Transactions
10 shown · 31 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 393 BT BATOK WEST AVE 5 Floor 25 TO 27 | 1,270sqft | S$755,000 | ▼S$594 -0.5% vs FV | 99yr from 2004 |
Apr 2026 | Blk 393 BT BATOK WEST AVE 5 Floor 25 TO 27 | 1,270sqft | S$755,000 | ▼S$594 -0.5% vs FV | 99yr from 2004 |
Apr 2026 | Blk 386 BT BATOK WEST AVE 5 Floor 22 TO 24 | 1,270sqft | S$780,000 | ▲S$614 +2.8% vs FV | 99yr from 2004 |
Apr 2026 | Blk 392 BT BATOK WEST AVE 5 Floor 19 TO 21 | 1,270sqft | S$755,000 | ▼S$594 -0.5% vs FV | 99yr from 2004 |
Feb 2026 | Blk 290D BT BATOK EAST AVE 3 Floor 04 TO 06 | 1,302sqft | S$750,000 | ▼S$576 -3.5% vs FV | 99yr from 1998 |
Feb 2026 | Blk 291B BT BATOK ST 24 Floor 07 TO 09 | 1,302sqft | S$760,000 | ▼S$584 -2.2% vs FV | 99yr from 1998 |
Jan 2026 | Blk 386 BT BATOK WEST AVE 5 Floor 16 TO 18 | 1,270sqft | S$768,000 | ▲S$605 +1.3% vs FV | 99yr from 2004 |
Dec 2025 | Blk 621 BT BATOK CTRL Floor 01 TO 03 | 1,184sqft | S$775,000 | ▲S$655 +9.7% vs FV | 99yr from 2003 |
Dec 2025 | Blk 390 BT BATOK WEST AVE 5 Floor 22 TO 24 | 1,270sqft | S$715,000 | ▼S$563 -5.7% vs FV | 99yr from 2004 |
Dec 2025 | Blk 394 BT BATOK WEST AVE 5 Floor 01 TO 03 | 1,238sqft | S$622,000 | ▼S$502 -15.9% vs FV | 99yr from 2004 |
Aug 2025 | Blk 387 BT BATOK WEST AVE 5 Floor 19 TO 21 | 1,270sqft | S$710,000 | ▼S$559 -6.4% vs FV | 99yr from 2004 |
Blk 393 BT BATOK WEST AVE 5
Apr 2026 · Floor 25 TO 27
-0.5% vs FV
Blk 393 BT BATOK WEST AVE 5
Apr 2026 · Floor 25 TO 27
-0.5% vs FV
Blk 386 BT BATOK WEST AVE 5
Apr 2026 · Floor 22 TO 24
+2.8% vs FV
Blk 392 BT BATOK WEST AVE 5
Apr 2026 · Floor 19 TO 21
-0.5% vs FV
Blk 290D BT BATOK EAST AVE 3
Feb 2026 · Floor 04 TO 06
-3.5% vs FV
Blk 291B BT BATOK ST 24
Feb 2026 · Floor 07 TO 09
-2.2% vs FV
Blk 386 BT BATOK WEST AVE 5
Jan 2026 · Floor 16 TO 18
+1.3% vs FV
Blk 621 BT BATOK CTRL
Dec 2025 · Floor 01 TO 03
+9.7% vs FV
Blk 390 BT BATOK WEST AVE 5
Dec 2025 · Floor 22 TO 24
-5.7% vs FV
Blk 394 BT BATOK WEST AVE 5
Dec 2025 · Floor 01 TO 03
-15.9% vs FV
Blk 387 BT BATOK WEST AVE 5
Aug 2025 · Floor 19 TO 21
-6.4% vs FV
HELIOS AI Analysis
The valuation of the 5-room HDB unit in Bukit Batok reflects a robust market position, with an estimated value of $712,846 or $597 PSF. This valuation is considered above market, exhibiting a remarkable 24.6% premium compared to baseline pricing in the area. Such a significant difference indicates strong buyer interest and demand for this property type, which can be attributed to several key factors including location, amenities, and the remaining lease of 74 years.
Our analysis is supported by data from 31 recent HDB resale transactions in the vicinity, which reinforces the high confidence level of this model. The Bukit Batok area has demonstrated resilience in property values, driven by its strategic location, accessibility to public transport, and the presence of essential facilities. As the market dynamics evolve, this property stands as a compelling opportunity for prospective buyers who are looking for both value and longevity in their investment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.