Almond Crescent, Dairy Farm, West Region, Singapore
$8,900,000
Huge Detached over 9000sqft on elevated land can park 7 cars * Exclusive & Rare! One of the largest in Mera Gardens estate by MCL! Land 9400sqft approx. * Perfect for large families and owners who love entertaining with lots of outdoor areas for pets * Spacious 5BR all ensuites +family area +media area +large office/study room +wine cellar +helper rm. 7 baths (5 ensuites +powder rm +helper bath) * Can park more than 7 cars * Existing driveway can park 7 cars with additional space for more * Elevated land with good privacy above street level, easy access in & out with less traffic flow * Extra level carved out for approx 13metre pool, outdoor jacuzzi for abt 5pax, outdoor terrace overlooking the pool, large entertainment rm with kitchenette * Graduated 2m deep pool * Solar panels & EV chargers installed * Welcoming entrance leads to living area & dining area surrounded by greenery * Renovated with 2 kitchen areas; island with extra storage, granite backsplash at countertop; specialty stove installed * Lots of storage areas – Huge store room for big items i.e furniture, luggage etc..store room for pool & garden equipment, walk-in shoe store room, 9-bag golf cabinet. Separate store room for pantry and laundry with utility area * Master room comes with 2 his/her walk-in wardrobe areas * Master & junior master rm have bathtubs, rest are standing showers * Squarish & bright bedrooms; all 4 rms are on same level * Can sell vacant possession House configuration: * Basement (abv street level) – Entertainment rm, large study room, store, pool, jacuzzi, terrace * L1 – 1BR ensuite, car porch, koi pond, garden, living, dining, kitchen, powder rm * L2 – 4BR ensuite, family area * Walk to MRT Pending LRT (Bkt Panjang Line) * Approx 15mins by car to city * Pri Sch within 1km: CHIJ Our Lady Queen of Peace, Bkt Panjang Pri, Zhenghua Pri * Pri Sch betw 1-2km: Beacon Pri, Greenridge Pri, West Spring Pri, West View Pri * Direct public buses to Hillion Mall, Bkt Panjang Plaza, interchange, Newton, Orchard, Dhoby Ghaut, Rail Mall, Hillview, Hume, Parkway Parade, Toa Payoh, Woodlands Integrated Hub View to experience the space. Do contact Chris Low LT @ 9877XXXX :) Disclaimer: All figures including land size, built-up area stated are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts. The information is provided solely on a goodwill basis and does not relieve parties of their full responsibility to verify the information or seek advice from relevant professionals such as valuers, financial advisers and lawyers.
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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: L3002382K
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Automated Valuation based on 29 HDB resale transactions (data.gov.sg)
Fair Value
S$4.01M
S$618 psf
Asking Price
S$8.90M
S$946 psf
vs Market
+121.7%
vs Last Done
+48.3%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
29 comps
Nearest MRT
Bukit Gombak
2809m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
29 comparable transactions
S$609
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$618
Recent Comparable Transactions
10 shown · 29 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 +3.2% vs FV | 99yr from 1997 |
Mar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +3.2% vs FV | 99yr from 1997 |
Mar 2026 | Blk 289A BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$910,000 | ▼S$587 -5.0% vs FV | 99yr from 1997 |
Jan 2026 | Blk 287 BT BATOK EAST AVE 3 Floor 07 TO 09 | 1,582sqft | S$968,888 | ▼S$612 -1.0% vs FV | 99yr from 1995 |
Jan 2026 | Blk 299 BT BATOK ST 22 Floor 10 TO 12 | 1,496sqft | S$970,000 | ▲S$648 +4.9% vs FV | 99yr from 1997 |
Jan 2026 | Blk 288G BT BATOK ST 25 Floor 10 TO 12 | 1,776sqft | S$1,180,000 | ▲S$664 +7.4% vs FV | 99yr from 1997 |
Nov 2025 | Blk 288F BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$926,888 | ▼S$598 -3.2% vs FV | 99yr from 1998 |
Nov 2025 | Blk 289C BT BATOK ST 25 Floor 13 TO 15 | 1,776sqft | S$1,120,000 | ▲S$631 +2.1% vs FV | 99yr from 1997 |
Sep 2025 | Blk 627 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$1,018,888 | ▲S$657 +6.3% vs FV | 99yr from 1997 |
Sep 2025 | Blk 290C BT BATOK EAST AVE 3 Floor 13 TO 15 | 1,518sqft | S$936,000 | ▼S$617 -0.2% vs FV | 99yr from 1997 |
Aug 2025 | Blk 627 BT BATOK CTRL Floor 07 TO 09 | 1,507sqft | S$955,888 | ▲S$634 +2.6% vs FV | 99yr from 1997 |
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+3.2% vs FV
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+3.2% vs FV
Blk 289A BT BATOK ST 25
Mar 2026 · Floor 01 TO 03
-5.0% vs FV
Blk 287 BT BATOK EAST AVE 3
Jan 2026 · Floor 07 TO 09
-1.0% vs FV
Blk 299 BT BATOK ST 22
Jan 2026 · Floor 10 TO 12
+4.9% vs FV
Blk 288G BT BATOK ST 25
Jan 2026 · Floor 10 TO 12
+7.4% vs FV
Blk 288F BT BATOK ST 25
Nov 2025 · Floor 10 TO 12
-3.2% vs FV
Blk 289C BT BATOK ST 25
Nov 2025 · Floor 13 TO 15
+2.1% vs FV
Blk 627 BT BATOK CTRL
Sep 2025 · Floor 13 TO 15
+6.3% vs FV
Blk 290C BT BATOK EAST AVE 3
Sep 2025 · Floor 13 TO 15
-0.2% vs FV
Blk 627 BT BATOK CTRL
Aug 2025 · Floor 07 TO 09
+2.6% vs FV
HELIOS AI Analysis
In the dynamic landscape of Singapore's real estate market, the HDB Executive unit located in Bukit Batok presents a compelling valuation of $4,014,662, translating to $618 PSF. With a remaining lease of 71 years, this property stands as a testament to the enduring appeal of HDB living in a well-connected and mature estate. The model confidence for this valuation is rated as high, bolstered by an analysis of 29 recent HDB resale transactions in the vicinity, which collectively underline the robustness of the local property market.
The current estimated value is noted to be significantly above market expectations, with a remarkable 121.7% difference from the baseline. This premium positioning suggests strong demand for executive HDB flats in Bukit Batok, driven by various factors including proximity to amenities, established schools, and transportation links. The sustained interest from buyers reflects a broader trend in the market where properties with ample remaining lease are increasingly sought after, contributing to the upward trajectory of valuations in this segment. As such, this property not only represents a lucrative investment opportunity but also highlights the resilience of the HDB market amidst evolving economic conditions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.