240 Bukit Batok East Avenue 5 650240, Bukit Batok East, West Region, Singapore
$420,000
No Extension! Rare High Floor Unit Next To Corner! This flat is a 3 Rooms HDB for sale with 2 Baths in 240 Bukit Batok East Avenue 5, a stunning HDB Resale Flat in Singapore. If you are searching for a HDB in Singapore, look no further than this stunning HDB for Sale in Bukit Batok. Located in District 23, Gombak Gardens was completed in 1984 and is a 99 year leasehold HDB Development. This hdb for sale is one of a total of 173 units in the development which has a total of 13 floors and is one of 23 HDB blocks on Bukit Batok East Avenue 5. If you are looking for a property in the Bukit Batok HDB Estate, this might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • 3 MRTs within 1 km ⭑ Nearby Bus stops • Blk 240 (86 m) - 2 mins walk • Blk 503 (88 m) - 2 mins walk • Blk 231 (179 m) - 3 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Kannan Minimart (305 m) - 5 mins walk • FairPrice - Bukit Batok East (445 m) - 7 mins walk • FairPrice Bukit Batok East Ave 3 (453 m) - 7 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Hillgrove Secondary School (283 m) - 4 mins walk • Lianhua Primary School (348 m) - 5 mins walk • Bukit View Primary School (479 m) - 7 mins walk • 2 more schools within 1 km ⭑ Nearby Parks • Bukit Batok Town Park (775 m) - 8 mins drive • PCN Coast to Coast CP2 (809 m) - 4 mins drive • Hillview Vantage (861 m) - 5 mins drive Please call John Lee from 99.co @ +659002XXXX to arrange for a viewing.
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: L3002382K
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$335,000
S$465 psf
Asking Price
S$420,000
S$583 psf
vs Market
+25.4%
vs Last Done
+4.3%
Tenure
58 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Bukit Batok
535m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$550
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$465
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2025 | Blk 240 BT BATOK EAST AVE 5 Floor 04 TO 06 | 743sqft | S$415,000 | ▲S$559 +20.2% vs FV | 99yr from 1985 |
Mar 2025 | Blk 240 BT BATOK EAST AVE 5 Floor 04 TO 06 | 743sqft | S$415,000 | ▲S$559 +20.2% vs FV | 99yr from 1985 |
Dec 2024 | Blk 240 BT BATOK EAST AVE 5 Floor 01 TO 03 | 721sqft | S$390,000 | ▲S$541 +16.3% vs FV | 99yr from 1985 |
Blk 240 BT BATOK EAST AVE 5
Mar 2025 · Floor 04 TO 06
+20.2% vs FV
Blk 240 BT BATOK EAST AVE 5
Mar 2025 · Floor 04 TO 06
+20.2% vs FV
Blk 240 BT BATOK EAST AVE 5
Dec 2024 · Floor 01 TO 03
+16.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Bukit Batok, with a remaining lease of 58 years, stands at an estimated value of $335,000, translating to a price per square foot (PSF) of $465. This valuation appears above the current market baseline, reflecting a notable 25.4% premium. Such a significant deviation suggests that there is heightened demand or unique attributes associated with this property, which may not be fully captured by recent market trends.
However, it is essential to consider the model confidence level, which is categorized as low. This indicates that the valuation is derived from only two recent HDB resale transactions in the vicinity, suggesting a limited data pool for robust analysis. The dynamics of the Bukit Batok real estate market, including factors such as demographic shifts and local amenities, may further influence the perceived value of this property. As the remaining lease is a critical factor in HDB valuations, prospective buyers should weigh the implications of long-term lease duration against the current market signals before making investment decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.