Almond Avenue, Dairy Farm, West Region, Singapore
$4,500,000
Rare Affordable Corner Terrace for Sale! About the House >> Land: 3,056 sqft >> Built Up: 2,600 sqft (Estimated) >> 99 Yr Leasehold from 1/5/1994 >> 4 Bedrooms and 4 Bathrooms + Helper's Room >> Spacious front porch - park up to 2 cars >> Huge backyard - ideal for outdoor dining, gardening or family activities Level 1: Spacious Living and Dining areas Kitchen Bedroom Bathroom Helper's Room Storeroom Level 2: Mater Bedroom 1 Ensuite Bedroom Level 3: 2 Bedrooms Jack and Jill Bathroom connected to both rooms About the Location >> Seamless connectivity to BKE >> Easy access to main road and bus stop >> Just 2 bus stops to Bukit Panjang MRT (DTL), Hillion Mall and Junction 10 >> Enjoy nature at your doorstep: • Bukit Panjang Park • Zhenghua Park • Chestnut Nature Park • Dairy Farm Quarry >> Nearby Primary Schools:. Within 1km: Bukit Panjang Pri, CHIJ Our Lady Queen of Peace, Zhenghua Pri 1-2km: Beacon Pri, Greenridge Pri, West Spring Pri, West View Pri Hurry! Dont miss this rare chance of owning a large land size corner terrace in a quiet yet convenient location! Call Wendy Koh @ 9790 XXXX for exclusive viewing now! Almond Crescent | Almond Ave | Almond St | Chestnut Crescent | Chestnut Ave | Chestnut Close | Chestnut Dr | Chestnut Terrace | Chestnut Lane | Chestnut Gardens | Cashew Crescent | Cashew Link | Cashew Terrace | Cashew Road | Hazel Park Terrace | Jln Pakis | Jln Suasa | Emas Urau
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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 500 HDB resale transactions (data.gov.sg)
Fair Value
S$1.63M
S$625 psf
Asking Price
S$4.50M
S$1,473 psf
vs Market
+176.8%
vs Last Done
+195.8%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Bukit Gombak
2809m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$617
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.014
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$625
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 210 BT BATOK ST 21 Floor 07 TO 09 | 1,206sqft | S$600,000 | ▼S$498 -20.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 210 BT BATOK ST 21 Floor 07 TO 09 | 1,206sqft | S$600,000 | ▼S$498 -20.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 296B BT BATOK ST 22 Floor 31 TO 33 | 990sqft | S$858,000 | ▲S$866 +38.6% vs FV | 99yr from 2018 |
Mar 2026 | Blk 296C BT BATOK ST 22 Floor 10 TO 12 | 990sqft | S$790,000 | ▲S$798 +27.7% vs FV | 99yr from 2018 |
Mar 2026 | Blk 291D BT BATOK ST 24 Floor 04 TO 06 | 1,098sqft | S$600,000 | ▼S$546 -12.6% vs FV | 99yr from 1998 |
Mar 2026 | Blk 316 BT BATOK ST 32 Floor 10 TO 12 | 1,001sqft | S$505,000 | ▼S$504 -19.4% vs FV | 99yr from 1986 |
Mar 2026 | Blk 316 BT BATOK ST 32 Floor 04 TO 06 | 1,001sqft | S$500,000 | ▼S$499 -20.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 340 BT BATOK ST 34 Floor 10 TO 12 | 1,109sqft | S$565,000 | ▼S$510 -18.4% vs FV | 99yr from 1987 |
Mar 2026 | Blk 417 BT BATOK WEST AVE 4 Floor 04 TO 06 | 1,109sqft | S$490,000 | ▼S$442 -29.3% vs FV | 99yr from 1986 |
Mar 2026 | Blk 385 BT BATOK WEST AVE 5 Floor 19 TO 21 | 990sqft | S$578,000 | ▼S$584 -6.6% vs FV | 99yr from 2005 |
Mar 2026 | Blk 194A BT BATOK WEST AVE 6 Floor 01 TO 03 | 990sqft | S$650,000 | ▲S$656 +5.0% vs FV | 99yr from 2017 |
Blk 210 BT BATOK ST 21
Mar 2026 · Floor 07 TO 09
-20.3% vs FV
Blk 210 BT BATOK ST 21
Mar 2026 · Floor 07 TO 09
-20.3% vs FV
Blk 296B BT BATOK ST 22
Mar 2026 · Floor 31 TO 33
+38.6% vs FV
Blk 296C BT BATOK ST 22
Mar 2026 · Floor 10 TO 12
+27.7% vs FV
Blk 291D BT BATOK ST 24
Mar 2026 · Floor 04 TO 06
-12.6% vs FV
Blk 316 BT BATOK ST 32
Mar 2026 · Floor 10 TO 12
-19.4% vs FV
Blk 316 BT BATOK ST 32
Mar 2026 · Floor 04 TO 06
-20.2% vs FV
Blk 340 BT BATOK ST 34
Mar 2026 · Floor 10 TO 12
-18.4% vs FV
Blk 417 BT BATOK WEST AVE 4
Mar 2026 · Floor 04 TO 06
-29.3% vs FV
Blk 385 BT BATOK WEST AVE 5
Mar 2026 · Floor 19 TO 21
-6.6% vs FV
Blk 194A BT BATOK WEST AVE 6
Mar 2026 · Floor 01 TO 03
+5.0% vs FV
HELIOS AI Analysis
In the evolving landscape of Singapore's real estate market, the valuation of this HDB 4 Room unit in Bukit Batok, estimated at $1,625,932 or $625 PSF, represents a significant positioning above the market baseline, with a striking 176.8% differential. This premium valuation is indicative of the robust demand and desirability associated with Bukit Batok, a well-established residential precinct known for its accessibility and community amenities. The remaining lease of 71 years adds a layer of attractiveness, as it provides prospective buyers with substantial tenure, balancing the allure of immediate occupancy with long-term investment potential.
The high model confidence, derived from an analysis of 500 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation. Such a strong market signal not only reflects the current buyer sentiment but also suggests a competitive landscape characterized by limited supply and heightened interest in quality HDB offerings. Investors and homeowners alike should take note of this dynamic, as the combination of a favorable lease duration and premium pricing may indicate a transformative phase for Bukit Batok in the realm of HDB living.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.