Pavilion View, Gombak, West Region, Singapore
$4,888,888
Step into refined living at Pavilion View — A stunning 6-bedroom + 1 helper room, 6-bathroom terraced house, available from 4 April 2026. Spanning an impressive 4,000 sqft, this spacious residence is perfect for multi-generational living, offering both comfort and modern luxury. Strategically located, the home enjoys excellent connectivity with Bukit Gombak MRT Station just 1.21 km away, and Teck Whye MRT Station approximately 1.5 km away, ensuring convenient access to the rest of Singapore. Families will appreciate the proximity to reputable schools such as Swiss Cottage Secondary School (1.5 km) and PCF Sparkletots Preschool (1.6 km), making it an ideal home for those with children. Daily conveniences are well within reach, with FairPrice Bukit Batok HomeTeamNS (1.7 km) and U Stars Supermarket (1.4 km) nearby for all your grocery needs. Step inside to discover thoughtfully designed interiors featuring spacious bedrooms, built-in wardrobes, air conditioning for year-round comfort, and a generous dining area perfect for family gatherings. A private balcony offers a refreshing outdoor retreat, ideal for relaxation after a long day. Don’t miss this rare opportunity to own a beautifully appointed home in a vibrant and well-connected neighbourhood. Make this exceptional property your sanctuary today.
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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 8 HDB resale transactions (data.gov.sg)
Fair Value
S$2.61M
S$652 psf
Asking Price
S$4.89M
S$3,029 psf
vs Market
+87.3%
vs Last Done
+406.5%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
8 comps
Nearest MRT
Bukit Gombak
1268m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
8 comparable transactions
S$621
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$652
Recent Comparable Transactions
8 shown · 8 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 288F BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$926,888 | ▼S$598 -8.3% vs FV | 99yr from 1998 |
Nov 2025 | Blk 288F BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$926,888 | ▼S$598 -8.3% vs FV | 99yr from 1998 |
Nov 2025 | Blk 288F BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$926,888 | ▼S$598 -8.3% vs FV | 99yr from 1998 |
Jun 2025 | Blk 288B BT BATOK ST 25 Floor 07 TO 09 | 1,550sqft | S$980,000 | ▼S$632 -3.1% vs FV | 99yr from 1998 |
Jun 2025 | Blk 288B BT BATOK ST 25 Floor 07 TO 09 | 1,550sqft | S$980,000 | ▼S$632 -3.1% vs FV | 99yr from 1998 |
Feb 2025 | Blk 288B BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$1,045,888 | ▲S$675 +3.5% vs FV | 99yr from 1998 |
Feb 2025 | Blk 288B BT BATOK ST 25 Floor 10 TO 12 | 1,550sqft | S$1,045,888 | ▲S$675 +3.5% vs FV | 99yr from 1998 |
Sep 2024 | Blk 288B BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$900,000 | ▼S$581 -10.9% vs FV | 99yr from 1998 |
Sep 2024 | Blk 288B BT BATOK ST 25 Floor 01 TO 03 | 1,550sqft | S$900,000 | ▼S$581 -10.9% vs FV | 99yr from 1998 |
Blk 288F BT BATOK ST 25
Nov 2025 · Floor 10 TO 12
-8.3% vs FV
Blk 288F BT BATOK ST 25
Nov 2025 · Floor 10 TO 12
-8.3% vs FV
Blk 288F BT BATOK ST 25
Nov 2025 · Floor 10 TO 12
-8.3% vs FV
Blk 288B BT BATOK ST 25
Jun 2025 · Floor 07 TO 09
-3.1% vs FV
Blk 288B BT BATOK ST 25
Jun 2025 · Floor 07 TO 09
-3.1% vs FV
Blk 288B BT BATOK ST 25
Feb 2025 · Floor 10 TO 12
+3.5% vs FV
Blk 288B BT BATOK ST 25
Feb 2025 · Floor 10 TO 12
+3.5% vs FV
Blk 288B BT BATOK ST 25
Sep 2024 · Floor 01 TO 03
-10.9% vs FV
Blk 288B BT BATOK ST 25
Sep 2024 · Floor 01 TO 03
-10.9% vs FV
HELIOS AI Analysis
This valuation report pertains to an Executive HDB unit located in Bukit Batok, with a remaining lease of 74 years. The estimated value of the property stands at an impressive $2,609,918, translating to $652 per square foot (PSF). This valuation places the property significantly above the market baseline, reflecting a substantial 87.3% premium compared to similar properties in the region. Such a deviation indicates strong demand dynamics and a robust market positioning for HDBs in this locality.
The medium confidence level in this valuation arises from a comparative analysis of eight recent HDB resale transactions in the vicinity, which serve as a reliable benchmark. The remaining lease of 74 years is a favorable factor in this context, as properties with longer leases typically command higher valuations due to perceived stability and potential for future appreciation. Given the current market signals, this Executive HDB property not only highlights the ongoing desirability of Bukit Batok but also underscores the evolving landscape of HDB pricing, where premium valuations are becoming increasingly prevalent.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.