172 Gangsa Road 670172, Jelebu, West Region, Singapore
$700,000
Well-Connected HDB Home in the Heart of Bukit Panjang | Walk to MRT, Malls & Amenities Located at Blk 172 Gangsa Road, this home offers a strong balance of convenience, connectivity, and everyday lifestyle living—ideal for families, couples, and tenants who value accessibility. Unmatched Connectivity Enjoy seamless commuting with multiple MRT/LRT stations within walking distance: • Petir LRT – ~0.19km • Bukit Panjang MRT/DTL – ~0.57km • Senja LRT – ~0.60km • Pending & Bangkit LRT nearby Bus stops are just minutes away along Gangsa Road and Bukit Panjang Road, providing easy access to multiple routes. Everything Within Reach Surrounded by a wide range of amenities: • Bukit Panjang Plaza (~0.32km) • Hillion Mall (~0.42km) • Greenridge Shopping Centre, Fajar Shopping Centre, Junction 10 • Supermarkets and daily conveniences within short walking distance Excellent for Families (Within 1km Schools) • Zhenghua Primary School • Bukit Panjang Primary School • Greenridge Primary School • West View Primary School • Beacon Primary School Nearby secondary schools include Fajar Secondary and Greenridge Secondary. Childcare & Education Options Nearby Multiple preschools and childcare centres within close proximity, making it suitable for young families. Nature & Lifestyle Close to Pang Sua Park Connector and surrounding green spaces, ideal for evening walks, cycling, and outdoor activities. ⸻ Why This Unit? Highly accessible location Surrounded by malls, schools and transport options Strong rental appeal and long-term liveability Suitable for both own-stay and investment ⸻ Contact Marcus Chong today for an exclusive viewing.
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…
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$533,952
S$491 psf
Asking Price
S$700,000
S$644 psf
vs Market
+31.1%
vs Last Done
+28.5%
Tenure
69 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Choa Chu Kang
2549m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$498
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.986
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$491
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 172 BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,109sqft | S$555,000 | ▲S$501 +2.0% vs FV | 99yr from 1985 |
Jan 2026 | Blk 172 BT BATOK WEST AVE 8 Floor 13 TO 15 | 1,109sqft | S$555,000 | ▲S$501 +2.0% vs FV | 99yr from 1985 |
Dec 2025 | Blk 172 BT BATOK WEST AVE 8 Floor 22 TO 24 | 1,109sqft | S$550,000 | ▲S$496 +1.0% vs FV | 99yr from 1985 |
Blk 172 BT BATOK WEST AVE 8
Jan 2026 · Floor 13 TO 15
+2.0% vs FV
Blk 172 BT BATOK WEST AVE 8
Jan 2026 · Floor 13 TO 15
+2.0% vs FV
Blk 172 BT BATOK WEST AVE 8
Dec 2025 · Floor 22 TO 24
+1.0% vs FV
HELIOS AI Analysis
The recent valuation of the HDB 4 Room unit in Bukit Batok, with a remaining lease of 69 years, stands at an estimated value of $533,952, translating to $491 per square foot. This valuation is positioned significantly above the market baseline, reflecting a 31.1% difference. Such a premium valuation indicates a robust demand for HDB properties in this locale, likely driven by a combination of factors including the area's development potential, amenities, and connectivity.
However, it is crucial to approach this valuation with caution, as the model confidence is rated as low. This is primarily based on only two recent resale transactions in the vicinity, which may not provide a comprehensive view of the current market dynamics. The disparity in valuation suggests that while this property may attract interest, potential buyers and investors should consider the broader market trends and the implications of the remaining lease period on future resale value. With the current lease nearing the 70-year mark, careful analysis of the long-term investment potential is essential for stakeholders.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.