528 Jelapang Road 670528, Saujana, West Region, Singapore
$880,000
Rare. Exclusive and Spacious EM For Sale! Key features ✓1,539 sqft | 72 years remaining lease ✓ Corner Unit with Privacy ✓ Low- Mid Floor ✓ 4 Bedrooms + 3 Toilets ✓ Newly Painted House ✓ No West Sun ✓ Efficient & Squarish layout to Design ✓ Convenient Location ✓ 3 months Extension needed ⭑Nearby Malls - Greenridge Shopping Centre (96M) - Bukit Panjang Plaza (510M) - Fajar Shopping Centre (608M) - Hillion Mall (757M) - Junction 10 (775M) ⭑ Nearby Primary Schools - Greenridge Primary School (271M) - West Spring Primary School (479M) - West View Primary School (610M) - Zhenghua Primary School (685M) - Beacon Primary School (919M) ⭑ Nearby Grocery Stores - FairPrice - Greenridge Shopping Centre (96M) - FairPrice - Bukit Panjang Plaze (506M) - Sheng Siong Super Market (584M) - Cold Storage (599M) • and 6 more within 1KM ⭑ Nearby MRT & LRTs - Jelapang LRT (248M) - Senja LRT (430M) - Segar LRT (554M) - Bukit Panjang MRT (788M) ⭑ Nearby Bus stops • Blk 532 (83 m) • Opposite Blk 532 (91 m) • Between Blks 502/503 (124 m) • 7 more walking distance bus stops within 500 m ⭑ Nearby Parks • PINE SG (92 m) - 2 mins walk • Zen Meditation public park (142 m) - 2 mins walk • Bukit Panjang Neighborhood 5 Park (143 m) - 2 mins walk • 7 more parks within 1 km Please call CELINE LEE 李宝燕 from 99.co @ +659168XXXX to arrange for a 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…


License: L3008022J
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Automated Valuation based on 148 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$889,131
S$578 psf
Asking Price
S$880,000
S$572 psf
vs Market
-1.0%
vs Last Done
-12.5%
Tenure
101 yrs
99-year Leasehold · Balance remaining
Confidence
High
148 comps
Nearest MRT
Choa Chu Kang
2348m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
148 comparable transactions
S$550
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$578
Recent Comparable Transactions
10 shown · 148 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 299 BT BATOK ST 22 Floor 19 TO 21 | 1,496sqft | S$978,000 | ▲S$654 +13.1% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 19 TO 21 | 1,496sqft | S$978,000 | ▲S$654 +13.1% vs FV | 99yr from 1997 |
Mar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +10.4% vs FV | 99yr from 1997 |
Mar 2026 | Blk 290B BT BATOK ST 24 Floor 13 TO 15 | 1,518sqft | S$930,000 | ▲S$613 +6.1% vs FV | 99yr from 1997 |
Mar 2026 | Blk 289A BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$910,000 | ▲S$587 +1.6% vs FV | 99yr from 1997 |
Mar 2026 | Blk 330 BT BATOK ST 33 Floor 10 TO 12 | 1,572sqft | S$888,888 | ▼S$566 -2.1% vs FV | 99yr from 1986 |
Mar 2026 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$805,000 | ▼S$512 -11.4% vs FV | 99yr from 1987 |
Mar 2026 | Blk 542 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$875,000 | ▼S$557 -3.6% vs FV | 99yr from 1986 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$905,000 | ▲S$584 +1.0% vs FV | 99yr from 1985 |
Feb 2026 | Blk 125 BT BATOK CTRL Floor 01 TO 03 | 1,539sqft | S$815,000 | ▼S$529 -8.5% 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 -11.9% vs FV | 99yr from 1985 |
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 19 TO 21
+13.1% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 19 TO 21
+13.1% vs FV
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+10.4% vs FV
Blk 290B BT BATOK ST 24
Mar 2026 · Floor 13 TO 15
+6.1% vs FV
Blk 289A BT BATOK ST 25
Mar 2026 · Floor 01 TO 03
+1.6% vs FV
Blk 330 BT BATOK ST 33
Mar 2026 · Floor 10 TO 12
-2.1% vs FV
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
-11.4% vs FV
Blk 542 BT BATOK ST 52
Mar 2026 · Floor 07 TO 09
-3.6% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 13 TO 15
+1.0% vs FV
Blk 125 BT BATOK CTRL
Feb 2026 · Floor 01 TO 03
-8.5% vs FV
Blk 221 BT BATOK EAST AVE 3
Feb 2026 · Floor 01 TO 03
-11.9% vs FV
HELIOS AI Analysis
The HDB Executive flat located in Bukit Batok presents a compelling investment opportunity, with an estimated value of $889,131, translating to a price per square foot (PSF) of $578. This valuation reflects a robust market signal, indicating only a 1% deviation from the baseline price, which suggests a stable demand trajectory in the region. With a remaining lease of 101 years, this property is well-positioned to attract both homebuyers and investors seeking long-term value retention.
Our analysis is underpinned by a high model confidence, bolstered by a comprehensive review of 148 recent HDB resale transactions in the vicinity. This substantial data set enhances the reliability of the valuation and provides insight into prevailing market trends. The Bukit Batok area continues to demonstrate resilience amidst fluctuating market conditions, characterized by a balanced supply-demand dynamic that supports the sustained appreciation of HDB properties. As such, this Executive flat not only offers immediate residential appeal but also represents a strategic asset in a thriving neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.