DO NOT MISS OUT ON THIS RARE PENTHOUSE UNIT! Motivated Seller Great Investment Unit With High Yield Gorgeous view and cosy layout Minutes to Hillview MRT and Bukit Batok MRT Good rental demand Close to Hill2V mall and West Mall Efficient Layout (w/o bay windows/ household shelters) Good Variety of Shopping/Dining/Recreational activities within reach Near many nature reserves - Bukit Batok Nature Reserve, Bukit Timah Nature Reserve, Little Guilin, Dairy Farm Nature Park Facilities ** Lap Pool ** BBQ pits, Open Terrace ** Healthy Lifestyle ** Fitness Loft ** Jogging Track ** Children's Playground ** Children Beach Pool Schools 0.53 km Lianhua Primary School 0.65 km Hillgrove Secondary School 0.87 km Keming Primary School 0.98 km Bukit View Primary School 1.09 km Bukit View Secondary School 1.19 km Yusof Ishak Secondary School
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Total Transactions
58
Average Price
S889K
Total Value
S51.5M
Calculating fair value from URA transaction data…
Automated Valuation based on 1064 URA transactions · 2 outliers removed (IQR)
Fair Value
S$1.31M
S$1,268 psf
Asking Price
S$1.20M
S$1,162 psf
vs Market
-8.4%
Confidence
High
1064 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1064 comparable transactions
S$1,243
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,268
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | HUME AVENUE | 969 | S$1,750,000 | S$1,806 |
| 2025-08 | HILLVIEW TERRACE | 635 | S$1,058,000 | S$1,666 |
| 2025-08 | HILLVIEW AVENUE | 1,044 | S$1,400,000 | S$1,341 |
| 2025-08 | BUKIT BATOK EAST AVENUE 5 | 1,023 | S$983,880 | S$962 |
| 2025-08 | BUKIT BATOK EAST AVENUE 2 | 1,130 | S$1,350,000 | S$1,194 |
Showing 5 most recent transactions from 1064 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.