221 Bukit Batok East Avenue 3 650221, Bukit Batok Central, West Region, Singapore
$845,000
Executive Apartment for Sale – 221 Bukit Batok Avenue 3 Spacious Executive Apartment located in the heart of Bukit Batok town. Rare large layout no longer built today, ideal for families who value space and functionality. Property Details: - 4 Bedrooms Executive Apartment - Lease commenced in 1985 - Very spacious living and dining area - Large bedrooms with flexible layout - Functional kitchen with service yard - Bright and well-ventilated unit Ideal for renovation to your own taste MRT Access: Bukit Batok MRT Station (NS2) – Approx. 500m, 6–8 minutes walk Direct access to Jurong East, Orchard and CBD via North-South Line. Bus Services Nearby: 61, 66, 157, 173, 174, 176, 178, 852, 985 Convenient connectivity to Jurong East, Beauty World, Clementi and surrounding estates. Shopping & Daily Amenities: - West Mall – Approx. 600m - Bukit Batok Central wet market & hawker centre - NTUC FairPrice and Sheng Siong supermarkets - Clinics, pharmacies and eateries within walking distance Schools (Within 1km – Subject to MOE Confirmation): - Keming Primary School - Bukit View Primary School Recreation & Nature: - Bukit Batok Town Park (Little Guilin) - Bukit Batok Nature Park Park connectors and community facilities nearby This is a rare opportunity to own a spacious Executive Apartment in a well-established estate with strong amenities and excellent transport connectivity. Suitable for families who appreciate generous living space at a reasonable quantum. Contact now for viewing!!! Don't miss out!
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: L3008022J
Automated Valuation based on 146 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$734,311
S$467 psf
Asking Price
S$845,000
S$538 psf
vs Market
+15.1%
vs Last Done
-4.9%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
146 comps
Nearest MRT
Bukit Batok
485m away · +5% premium
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)
×0.814
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$467
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 +21.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▲S$566 +21.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$805,000 | ▲S$512 +9.6% vs FV | 99yr from 1987 |
Mar 2026 | Blk 542 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$875,000 | ▲S$557 +19.3% vs FV | 99yr from 1986 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$905,000 | ▲S$584 +25.1% vs FV | 99yr from 1985 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 01 TO 03 | 1,539sqft | S$815,000 | ▲S$529 +13.3% 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 +9.0% vs FV | 99yr from 1985 |
Feb 2026 | Blk 366 BT BATOK ST 31 Floor 07 TO 09 | 1,572sqft | S$850,000 | ▲S$541 +15.8% vs FV | 99yr from 1986 |
Feb 2026 | Blk 326 BT BATOK ST 33 Floor 01 TO 03 | 1,604sqft | S$808,000 | ▲S$504 +7.9% vs FV | 99yr from 1985 |
Feb 2026 | Blk 512 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$848,000 | ▲S$540 +15.6% 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 +18.2% vs FV | 99yr from 1993 |
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
+21.2% vs FV
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
+21.2% vs FV
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
+9.6% vs FV
Blk 542 BT BATOK ST 52
Mar 2026 · Floor 07 TO 09
+19.3% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 13 TO 15
+25.1% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 01 TO 03
+13.3% vs FV
Blk 221 BT BATOK EAST AVE 3
Feb 2026 · Floor 01 TO 03
+9.0% vs FV
Blk 366 BT BATOK ST 31
Feb 2026 · Floor 07 TO 09
+15.8% vs FV
Blk 326 BT BATOK ST 33
Feb 2026 · Floor 01 TO 03
+7.9% vs FV
Blk 512 BT BATOK ST 52
Feb 2026 · Floor 07 TO 09
+15.6% vs FV
Blk 405 BT BATOK WEST AVE 7
Feb 2026 · Floor 10 TO 12
+18.2% vs FV
HELIOS AI Analysis
The HDB Executive unit located in Bukit Batok presents a compelling investment opportunity, with an estimated value of $734,311 translating to $467 PSF. With a remaining lease of 57 years, this property is strategically positioned within a vibrant community, making it an attractive choice for families and professionals alike. The valuation reflects a notable appreciation, with the current market signal indicating that it is priced above the baseline by 15.1%. This premium suggests strong demand factors at play in the Bukit Batok area, along with other positive market dynamics.
The confidence in this valuation is high, supported by an extensive analysis of 146 recent HDB resale transactions in the vicinity. This robust dataset enhances the reliability of our valuation model, indicating a healthy and active resale market in the region. The above-market valuation highlights the desirability of the location, characterized by its accessibility, amenities, and overall living environment. As the market continues to evolve, properties like this HDB Executive in Bukit Batok stand out as prime candidates for both owner-occupiers and investors seeking long-term value appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.