We are delighted to bring to market this exclusive detached bungalow house situated in a highly sought after Bukit Timah/ Chestnut location. The property is at the fringe of the Bukit Timah Hill and Chestnut Nature Park Reserves. This house offer excellent accommodation with easy access to German European School and is in close proximity to all essential amenities. Upon entering the house, one is welcome by a large living and dining area. To the left side of the dining room is the guest room with ensuite and study room. To the rear is the enclosed kitchen, helper's room & bathroom, Store room, Laundry Room and service yard. To the second floor, there are 4 bedrooms with ensuite bathroom and a family area. The Living room open out to a terrace surrounded by green lawn, shrubs and trees. Perfect place to chill out with family and friends. Selling with tenancy Features of this home: 22 meter wide frontage. Flat level garden 5 bedrooms with ensuite bathroom (four at level two and one at level one) plus study room Auto gate Park two to three cars Gross floor area 4800sq.ft. Note: photos and video taken before the current tenancy.
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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…
Automated Valuation based on 146 HDB resale transactions (data.gov.sg) · 4 outliers removed (IQR)
Fair Value
S$2.66M
S$554 psf
Asking Price
S$6.60M
S$1,119 psf
vs Market
+148.0%
vs Last Done
+97.7%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
146 comps
Nearest MRT
Bukit Gombak
2809m away
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)
×1.014
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$554
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 +2.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▲S$566 +2.2% vs FV | 99yr from 1986 |
Mar 2026 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$805,000 | ▼S$512 -7.6% vs FV | 99yr from 1987 |
Mar 2026 | Blk 542 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$875,000 | ▲S$557 +0.5% vs FV | 99yr from 1986 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$905,000 | ▲S$584 +5.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 01 TO 03 | 1,539sqft | S$815,000 | ▼S$529 -4.5% 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 -8.1% vs FV | 99yr from 1985 |
Feb 2026 | Blk 366 BT BATOK ST 31 Floor 07 TO 09 | 1,572sqft | S$850,000 | ▼S$541 -2.3% vs FV | 99yr from 1986 |
Feb 2026 | Blk 326 BT BATOK ST 33 Floor 01 TO 03 | 1,604sqft | S$808,000 | ▼S$504 -9.0% vs FV | 99yr from 1985 |
Feb 2026 | Blk 512 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$848,000 | ▼S$540 -2.5% 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 -0.4% vs FV | 99yr from 1993 |
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
+2.2% vs FV
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
+2.2% vs FV
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
-7.6% vs FV
Blk 542 BT BATOK ST 52
Mar 2026 · Floor 07 TO 09
+0.5% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 13 TO 15
+5.4% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 01 TO 03
-4.5% vs FV
Blk 221 BT BATOK EAST AVE 3
Feb 2026 · Floor 01 TO 03
-8.1% vs FV
Blk 366 BT BATOK ST 31
Feb 2026 · Floor 07 TO 09
-2.3% vs FV
Blk 326 BT BATOK ST 33
Feb 2026 · Floor 01 TO 03
-9.0% vs FV
Blk 512 BT BATOK ST 52
Feb 2026 · Floor 07 TO 09
-2.5% vs FV
Blk 405 BT BATOK WEST AVE 7
Feb 2026 · Floor 10 TO 12
-0.4% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the valuation for the HDB Executive unit in Bukit Batok stands at an impressive $2,661,579, translating to a robust $554 per square foot. With a remaining lease of 71 years, this property not only showcases longevity but also potential for sustained value appreciation within an evolving market. Our analysis indicates a market signal categorized as 'Above Market,' reflecting a substantial 148% premium over baseline values. This premium is supported by a comprehensive review of 146 recent HDB resale transactions in the vicinity, indicating strong demand dynamics and buyer confidence in the area.
The high model confidence level further reinforces the reliability of this valuation, suggesting that the property is positioned favorably amidst current market trends. Factors contributing to this elevated valuation include the strategic location of Bukit Batok, which boasts a blend of accessibility, amenities, and community appeal. As Singapore's property market continues to navigate fluctuations, this HDB Executive unit exemplifies not just a home, but an astute investment opportunity reflective of the broader economic landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.