Almond Crescent, Dairy Farm, West Region, Singapore
$6,600,000
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…
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Automated Valuation based on 33 HDB resale transactions (data.gov.sg)
Fair Value
S$2.98M
S$621 psf
Asking Price
S$6.60M
S$1,119 psf
vs Market
+121.5%
vs Last Done
+75.4%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
33 comps
Nearest MRT
Bukit Gombak
2809m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
33 comparable transactions
S$612
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$621
Recent Comparable Transactions
10 shown · 33 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +2.7% vs FV | 99yr from 1997 |
Mar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +2.7% vs FV | 99yr from 1997 |
Sep 2025 | Blk 627 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$1,018,888 | ▲S$657 +5.8% vs FV | 99yr from 1997 |
Aug 2025 | Blk 627 BT BATOK CTRL Floor 07 TO 09 | 1,507sqft | S$955,888 | ▲S$634 +2.1% vs FV | 99yr from 1997 |
Jul 2024 | Blk 627 BT BATOK CTRL Floor 07 TO 09 | 1,507sqft | S$960,000 | ▲S$637 +2.6% vs FV | 99yr from 1997 |
May 2026 | Blk 289A BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$940,000 | ▼S$606 -2.4% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 19 TO 21 | 1,496sqft | S$978,000 | ▲S$654 +5.3% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 16 TO 18 | 1,518sqft | S$958,000 | ▲S$631 +1.6% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 07 TO 09 | 1,518sqft | S$868,000 | ▼S$572 -7.9% vs FV | 99yr from 1997 |
Mar 2026 | Blk 290B BT BATOK ST 24 Floor 13 TO 15 | 1,518sqft | S$930,000 | ▼S$613 -1.3% vs FV | 99yr from 1997 |
Mar 2026 | Blk 289A BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$910,000 | ▼S$587 -5.5% vs FV | 99yr from 1997 |
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+2.7% vs FV
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+2.7% vs FV
Blk 627 BT BATOK CTRL
Sep 2025 · Floor 13 TO 15
+5.8% vs FV
Blk 627 BT BATOK CTRL
Aug 2025 · Floor 07 TO 09
+2.1% vs FV
Blk 627 BT BATOK CTRL
Jul 2024 · Floor 07 TO 09
+2.6% vs FV
Blk 289A BT BATOK ST 25
May 2026 · Floor 10 TO 12
-2.4% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 19 TO 21
+5.3% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 16 TO 18
+1.6% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 07 TO 09
-7.9% vs FV
Blk 290B BT BATOK ST 24
Mar 2026 · Floor 13 TO 15
-1.3% vs FV
Blk 289A BT BATOK ST 25
Mar 2026 · Floor 01 TO 03
-5.5% vs FV
HELIOS AI Analysis
The HDB Executive property located in Bukit Batok presents a compelling investment opportunity, with a current estimated value of $2,979,495, translating to $621 PSF. This valuation reflects a notable premium above the market baseline, with a significant 121.5% difference indicating strong demand and robust buyer sentiment in the area. With a remaining lease of 71 years, this property not only offers a considerable tenure for prospective homeowners but also positions itself favorably within Singapore’s evolving property landscape.
The valuation is underpinned by high model confidence, drawing insights from 33 recent HDB resale transactions in the vicinity. Such a solid data foundation enhances the reliability of this assessment, suggesting that the property’s value is buoyed by favorable market dynamics and a scarcity of available HDB units in Bukit Batok. This region's appeal, characterized by its accessibility and amenities, further cements the property’s position as an attractive option for buyers seeking long-term residential stability in a thriving community.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.