Almond Crescent, Dairy Farm, West Region, Singapore
$8,900,000
*cul-de-sac road *built-in full sized 13m long, 2 meters deep swimming pool and full sized outdoor jacuzzi *2 ev charger, solar panels installed *43 solar panels, 19.550 KWP *privacy facing *park up to 7 cars with existing landscape *kitchen renovated 5-6yrs ago *dry and wet kitchen separated *main door facing: South East *main gate facing: North East house configuration: *no lift but can built basement: - standalone large entertainment/ multi-purpose room with separate bbq pits - pool & jacuzzi - standalone office/study/wine cellar room - pool storage room - standalone huge storage room 1st level: - one shoe storeroom outside entrance - gas cylinder tank installed outside linked to kitchen so got more storage in kitchen (gas man wont be able to enter your house, can just replaced outside entrance) - powder room beside entrance - guest room/nanny room w ensuite showerhead - 2 living area, 1 dining area - living area window concealed into tv feature wall, can be removed - air well enclosed, done up to be an entertainment area, eg mahjong area, music area - dry kitchen, wet kitchen, mini mart, laundry room, helper’s room, helper’s toilet 2nd level: - master bedroom: 2 walk in wardrobes, ensuite bathtub - 1st common bedroom shower head - 2nd common bedroom shower head - 3rd common bedroom one with bath tub - living area 99 year lease For more info pls PM Joey 9478XXXX Disclaimer: All land and built up areas are base on approximate measurements and are subject to final survey and shall not form part of any offer or contact or constitute any warranty by the salesperson and shall not be regarded as statements or representation of facts. Photos are for illustration purposes only. NOTE: Area size and built up areas are the same and buyer will need to get his own valuer unless seller agree to provide the valuation report or official built up areas.
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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 31 HDB resale transactions (data.gov.sg)
Fair Value
S$4.11M
S$622 psf
Asking Price
S$8.90M
S$946 psf
vs Market
+116.7%
vs Last Done
+48.3%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
31 comps
Nearest MRT
Bukit Gombak
2809m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
31 comparable transactions
S$613
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$622
Recent Comparable Transactions
10 shown · 31 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 +2.6% vs FV | 99yr from 1997 |
Mar 2026 | Blk 627 BT BATOK CTRL Floor 01 TO 03 | 1,507sqft | S$962,000 | ▲S$638 +2.6% vs FV | 99yr from 1997 |
Sep 2025 | Blk 627 BT BATOK CTRL Floor 13 TO 15 | 1,550sqft | S$1,018,888 | ▲S$657 +5.6% vs FV | 99yr from 1997 |
Aug 2025 | Blk 627 BT BATOK CTRL Floor 07 TO 09 | 1,507sqft | S$955,888 | ▲S$634 +1.9% vs FV | 99yr from 1997 |
Jul 2024 | Blk 627 BT BATOK CTRL Floor 07 TO 09 | 1,507sqft | S$960,000 | ▲S$637 +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 +5.1% vs FV | 99yr from 1997 |
Apr 2026 | Blk 299 BT BATOK ST 22 Floor 16 TO 18 | 1,518sqft | S$958,000 | ▲S$631 +1.4% vs FV | 99yr from 1997 |
Mar 2026 | Blk 290B BT BATOK ST 24 Floor 13 TO 15 | 1,518sqft | S$930,000 | ▼S$613 -1.4% vs FV | 99yr from 1997 |
Mar 2026 | Blk 289A BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$910,000 | ▼S$587 -5.6% 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 -1.6% vs FV | 99yr from 1995 |
Jan 2026 | Blk 299 BT BATOK ST 22 Floor 10 TO 12 | 1,496sqft | S$970,000 | ▲S$648 +4.2% vs FV | 99yr from 1997 |
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+2.6% vs FV
Blk 627 BT BATOK CTRL
Mar 2026 · Floor 01 TO 03
+2.6% vs FV
Blk 627 BT BATOK CTRL
Sep 2025 · Floor 13 TO 15
+5.6% vs FV
Blk 627 BT BATOK CTRL
Aug 2025 · Floor 07 TO 09
+1.9% vs FV
Blk 627 BT BATOK CTRL
Jul 2024 · Floor 07 TO 09
+2.4% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 19 TO 21
+5.1% vs FV
Blk 299 BT BATOK ST 22
Apr 2026 · Floor 16 TO 18
+1.4% vs FV
Blk 290B BT BATOK ST 24
Mar 2026 · Floor 13 TO 15
-1.4% vs FV
Blk 289A BT BATOK ST 25
Mar 2026 · Floor 01 TO 03
-5.6% vs FV
Blk 287 BT BATOK EAST AVE 3
Jan 2026 · Floor 07 TO 09
-1.6% vs FV
Blk 299 BT BATOK ST 22
Jan 2026 · Floor 10 TO 12
+4.2% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the HDB Executive unit in Bukit Batok stands out with an estimated value of $4,106,657, translating to a robust $622 PSF. This valuation reflects a significant premium, with a market signal indicating a remarkable 116.7% difference from the baseline. Such a pronounced divergence from the market average showcases not only the desirability of the location but also the inherent value of the property, particularly in light of its remaining lease of 71 years.
The high model confidence derived from an analysis of 31 recent HDB resale transactions in the vicinity further reinforces the credibility of this valuation. The Bukit Batok area has consistently demonstrated strong demand, driven by its strategic positioning and community amenities. As buyers increasingly prioritize long-term investment stability, properties with substantial remaining leases, such as this unit, are likely to appeal to discerning investors. This valuation not only reflects current market dynamics but also highlights the potential for sustained appreciation in a vibrant neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.