Almond Crescent, Dairy Farm, West Region, Singapore
$8,900,000
Key Highlights • Exclusive cul-de-sac location – peaceful & private * beautiful landscape with koi pond • Park 7 cars with space for more. • Equipped with 2 EV chargers and newly installed solar panels for energy efficient living • 13m long lap pool, 2 meters deep and outdoor jacuzzi that fits 5 pax. • North-East facing main gate, South-East facing main door • Modern kitchen renovated approx. 5 years ago with granite countertops & backsplash and specialty burner for your wok hei style stir fry. Thoughtfully Designed Layout Basement (Entertainment Haven) • Spacious entertainment / function room with full sliding doors & kitchenette • Outdoor poolside area fits big pool lounge set, 12 pax dining table, bbq pit • Pool storeroom for gardening equipment & decor, pool floats, etc * Separate huge storage room for large items like furniture, luggage, etc • Private enclosed room ideal for home office / KTV / movie room / walk-in cellar 1st Storey (Main Living) • Provision for home lift installation • Large external storage area with built-in cabinetry • Powder room • Guest / nanny room with attached bathroom • 2 generous living areas • Enclosed airwell – ideal for tea, relaxation, or mahjong sessions • Dry kitchen + separate wet kitchen • Spacious yard with dedicated laundry room • Additional storage room for pantry items • Proper maid’s room with windows & separate bathroom 2nd Storey • Luxurious master suite with 2 walk-in wardrobes & dual sinks and separate shower stall and bathtub. • 3 additional bedrooms, all en suite • One bedroom includes bathtub & cozy private sitting area * Additional living room. To find out more or arrange a private viewing, please contact: Antony Liew @ 9112 XXXX
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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 30 HDB resale transactions (data.gov.sg)
Fair Value
S$4.10M
S$622 psf
Asking Price
S$8.90M
S$946 psf
vs Market
+116.9%
vs Last Done
+48.3%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
30 comps
Nearest MRT
Bukit Gombak
2809m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
30 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 · 30 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 |
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 |
Jan 2026 | Blk 288G BT BATOK ST 25 Floor 10 TO 12 | 1,776sqft | S$1,180,000 | ▲S$664 +6.8% 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 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
Blk 288G BT BATOK ST 25
Jan 2026 · Floor 10 TO 12
+6.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bukit Batok, with a remaining lease of 71 years, stands at an estimated value of $4,102,696, translating to a price per square foot (PSF) of $622. This valuation indicates a robust market signal, positioned significantly above the baseline at 116.9% above the market average. Such a premium reflects not only the intrinsic value of the property but also the growing demand for executive HDB units in this region.
With a high model confidence rating, derived from an analysis of 30 recent HDB resale transactions within the vicinity, this valuation is backed by empirical data and market trends. The thriving community and amenities surrounding Bukit Batok contribute to the desirability of the area, enhancing the perceived value of this HDB Executive. As the market for HDB properties continues to evolve, the longevity of the remaining lease provides prospective buyers with a compelling investment opportunity, affirming the strength of Bukit Batok as a sought-after location in Singapore's real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.