386 Bukit Batok West Avenue 5 650386, Gombak, West Region, Singapore
$548,000
New listing! ⌲ No west sun ⌲ Super good condition ⌲ Privacy view ⌲ Greenery view ⌲ Very quiet ⌲ All ethnic welcome Within 600m to Bukit Gombak MRT 1km to St Anthony Pri and Dazhong Pri 1 min walk to supermarket ⌲ 无西晒,全天通风凉爽 ⌲ 保养极佳,拎包入住 ⌲ 高私密性,无遮挡视野 ⌲ 满眼绿意,环境清幽 ⌲ 非常安静,居住舒适 ⌲ 各族群皆可 • 距离 Bukit Gombak MRT 约600米 • 1公里内:圣安东尼小学、达众小学 • 步行1分钟到超市,生活机能完善 Contact Laven now to request for viewing! Sincere seller! Laven Loo 吕欣颐 PropNex CEA No: R060597F/ L3008022J ☏ (65) 8288 XXXX ✆ wa.me/658288XXXX ✆ 微信 ID: Lavenloo You may check out all my current listings at: ✑ lavenlxy.com.sg Follow / Subscribe / Like : Website: lavenlxy.com.sg Facebook: facebook.com/lavenlxy Instagram: Instagram.com/lavenlxy Tiktok: Tiktok.com/lavenlxy *Disclaimer: The info provided is based on estimates. 想了解更多關於房子資料,随时联系我 8288 XXXX! 谢谢~ #lavenloo #lavenlxy #lavenloopropnex #lavenlxypropnex #realestate #property #residential #industrial #commercial #coliving #ura www.99.co #singaporeproperty #condo #hdb #forsale #forrent #newlaunch #newcondo #resale #subsale #rental #propnex #listing ☏ 6 5 8 2 8 8 7 6 8 5 ✆ 8️⃣2️⃣8️⃣8️⃣7️⃣6️⃣8️⃣5️⃣ ✆ wa.me/658288XXXX Contact Laven NOW if interested! Don't wait anymore! 立刻联系我 我很快回复您的!别等了! Laven Loo 吕欣颐 PropNex Realty CEA No: R060597F/ L3008022J ☏ 6 5 8 2 8 8 7 6 8 5 ✆ 8️⃣2️⃣8️⃣8️⃣7️⃣6️⃣8️⃣5️⃣ ✆ wa.me/658288XXXX ✆ Wechat ID: Lavenloo ┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉ Find out more about Laven's available rental properties at: ✑ fb.com/rentsgproperty ✑ instagram.com/rentsgproperty ┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉┉ You may check out all my current listings at: ✑ lavenlxy.com.sg Follow / Subscribe / Like : Website: lavenlxy.com.sg Facebook / Instagram / TikTok: @ lavenlxy *Disclaimer: The info provided is based on estimates. *Disclaimer: The info provided is based on estimates. The provider is not responsible for the results of any actions taken neither on the basis of the information nor for any error in or omission. *Note for rent: Subject to a
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Total Transactions
0
Average Price
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Total Value
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Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 23 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$626,648
S$633 psf
Asking Price
S$548,000
S$554 psf
vs Market
-12.6%
vs Last Done
-5.1%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
23 comps
Nearest MRT
Bukit Gombak
587m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
23 comparable transactions
S$591
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$633
Recent Comparable Transactions
10 shown · 23 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 385 BT BATOK WEST AVE 5 Floor 19 TO 21 | 990sqft | S$578,000 | ▼S$584 -7.7% vs FV | 99yr from 2005 |
Mar 2026 | Blk 385 BT BATOK WEST AVE 5 Floor 19 TO 21 | 990sqft | S$578,000 | ▼S$584 -7.7% vs FV | 99yr from 2005 |
Mar 2026 | Blk 384 BT BATOK WEST AVE 5 Floor 07 TO 09 | 990sqft | S$555,000 | ▼S$560 -11.5% vs FV | 99yr from 2005 |
Feb 2026 | Blk 391 BT BATOK WEST AVE 5 Floor 01 TO 03 | 990sqft | S$509,000 | ▼S$514 -18.8% vs FV | 99yr from 2004 |
Feb 2026 | Blk 395 BT BATOK WEST AVE 5 Floor 16 TO 18 | 990sqft | S$600,000 | ▼S$606 -4.3% vs FV | 99yr from 2004 |
Feb 2026 | Blk 391 BT BATOK WEST AVE 5 Floor 04 TO 06 | 990sqft | S$550,000 | ▼S$555 -12.3% vs FV | 99yr from 2004 |
Jan 2026 | Blk 385 BT BATOK WEST AVE 5 Floor 22 TO 24 | 926sqft | S$630,000 | ▲S$681 +7.6% vs FV | 99yr from 2005 |
Jan 2026 | Blk 383 BT BATOK WEST AVE 5 Floor 13 TO 15 | 926sqft | S$538,000 | ▼S$581 -8.2% vs FV | 99yr from 2005 |
Jan 2026 | Blk 384 BT BATOK WEST AVE 5 Floor 19 TO 21 | 990sqft | S$608,888 | ▼S$615 -2.8% vs FV | 99yr from 2005 |
Jan 2026 | Blk 384 BT BATOK WEST AVE 5 Floor 16 TO 18 | 969sqft | S$598,800 | ▼S$618 -2.4% vs FV | 99yr from 2005 |
Jan 2026 | Blk 385 BT BATOK WEST AVE 5 Floor 01 TO 03 | 969sqft | S$540,000 | ▼S$557 -12.0% vs FV | 99yr from 2005 |
Blk 385 BT BATOK WEST AVE 5
Mar 2026 · Floor 19 TO 21
-7.7% vs FV
Blk 385 BT BATOK WEST AVE 5
Mar 2026 · Floor 19 TO 21
-7.7% vs FV
Blk 384 BT BATOK WEST AVE 5
Mar 2026 · Floor 07 TO 09
-11.5% vs FV
Blk 391 BT BATOK WEST AVE 5
Feb 2026 · Floor 01 TO 03
-18.8% vs FV
Blk 395 BT BATOK WEST AVE 5
Feb 2026 · Floor 16 TO 18
-4.3% vs FV
Blk 391 BT BATOK WEST AVE 5
Feb 2026 · Floor 04 TO 06
-12.3% vs FV
Blk 385 BT BATOK WEST AVE 5
Jan 2026 · Floor 22 TO 24
+7.6% vs FV
Blk 383 BT BATOK WEST AVE 5
Jan 2026 · Floor 13 TO 15
-8.2% vs FV
Blk 384 BT BATOK WEST AVE 5
Jan 2026 · Floor 19 TO 21
-2.8% vs FV
Blk 384 BT BATOK WEST AVE 5
Jan 2026 · Floor 16 TO 18
-2.4% vs FV
Blk 385 BT BATOK WEST AVE 5
Jan 2026 · Floor 01 TO 03
-12.0% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Bukit Batok, estimated at $626,648 or $633 PSF, reflects a compelling opportunity within the current market landscape. With a remaining lease of 76 years, this property positions itself attractively for both owner-occupiers and investors seeking longevity in their real estate portfolio. The confidence in this valuation is bolstered by a robust analysis of 23 recent HDB resale transactions in the vicinity, which provides a solid foundation for market comparisons.
The market signal indicates a 12.6% difference from the baseline, categorizing this property as a Good Deal. This notable variance suggests that the property is competitively priced within a tight market, where demand for HDB flats continues to remain resilient. Furthermore, the dynamics in Bukit Batok, characterized by a blend of accessibility and community amenities, endorse the potential for appreciation in value. Investors and homebuyers alike should consider the implications of the remaining lease length, as it plays a critical role in the long-term valuation and desirability of HDB properties in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.