Almond Street, Dairy Farm, West Region, Singapore
$5,380,000
Modern Bungalow, Private pool, Quiet and Tranquil Greenery This Home; - Leasehold detached bungalow built ~2012 - 4333 sqft of land - Surrounded by quiet nature & GCB Area of Chestnut - Has 5 bedrooms, 7 baths - A garden perimeter, private pool, dry & wet kitchens and 3 huge family areas. Floor Descriptions: Outside Area: ~20m long pool and small perimeter landscaping. Carpark: Up to 2 cars. 1st Floor/Ground - Living Room, Dining Area, Powder Room, Dry kitchen and separate wet kitchen, a household shelter + a wet kitchen bathroom. Also a guest/granny room with an attached bath. 2nd Floor: Family Room, Master bedroom + 2 common bedrooms (bedrooms are with attached bath), balconies and private enclosed spaces. 3rd Floor/Attic: Attic's Room (non-ensuite), Attic family area with large roof terrace/balcony. ---- Chestnut GCB fringe. Location:- Walk (in minutes); - 20m to Hillion Mall - 15m to Dairy Farm Nature Reserve - 30m to Bt. Timah Nature Reserve Drive (in minutes) - 5m to Hillion Mall/Bt Panjang Plaza/Railway Mall - 5m to BKE - 10-15m to Elite School Belt Nanyang Girls, Hwa Chong, SCGS, Dulwich, - 20m to Orchard Road - 22m to Marina Bay Schools (distance) • 1km within - Bt Panjang Pri. - CHIJ Lady Queen of Peace • 2km within - Beacon Pri - Greenridge Pri - Zhenghua Pri Proximal to • German European School Singapore • Dulwich College • Singapore American School • St. Francis Methodist School Enjoy the Jurong, Bt. Batok, Tengah & Woodlands redevelopment and future potential while being in the midst of them all!
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Total Transactions
22
Average Price
S3.3M
Total Value
S71.8M
Calculating fair value from URA transaction data…


License: L3009250K
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Automated Valuation based on 149 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$3.00M
S$578 psf
Asking Price
S$5.38M
S$1,213 psf
vs Market
+79.1%
vs Last Done
+136.9%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
149 comps
Nearest MRT
Bukit Gombak
2737m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
149 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 · 149 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 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 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 512 BT BATOK ST 52 Floor 07 TO 09 | 1,572sqft | S$848,000 | ▼S$540 -6.6% vs FV | 99yr from 1987 |
Jan 2026 | Blk 542 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$790,000 | ▼S$503 -13.0% vs FV | 99yr from 1986 |
Dec 2025 | Blk 524 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$800,000 | ▼S$509 -11.9% vs FV | 99yr from 1987 |
Nov 2025 | Blk 524 BT BATOK ST 52 Floor 07 TO 09 | 1,636sqft | S$970,000 | ▲S$593 +2.6% vs FV | 99yr from 1987 |
Oct 2025 | Blk 526 BT BATOK ST 51 Floor 01 TO 03 | 1,572sqft | S$750,000 | ▼S$477 -17.5% vs FV | 99yr from 1986 |
Aug 2025 | Blk 535 BT BATOK ST 52 Floor 01 TO 03 | 1,615sqft | S$828,000 | ▼S$513 -11.2% vs FV | 99yr from 1987 |
Aug 2025 | Blk 512 BT BATOK ST 52 Floor 01 TO 03 | 1,572sqft | S$798,888 | ▼S$508 -12.1% vs FV | 99yr from 1987 |
Jul 2025 | Blk 512 BT BATOK ST 52 Floor 04 TO 06 | 1,572sqft | S$765,000 | ▼S$487 -15.7% vs FV | 99yr from 1987 |
Blk 512 BT BATOK ST 52
Mar 2026 · Floor 04 TO 06
-11.4% 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 512 BT BATOK ST 52
Feb 2026 · Floor 07 TO 09
-6.6% vs FV
Blk 542 BT BATOK ST 52
Jan 2026 · Floor 01 TO 03
-13.0% vs FV
Blk 524 BT BATOK ST 52
Dec 2025 · Floor 01 TO 03
-11.9% vs FV
Blk 524 BT BATOK ST 52
Nov 2025 · Floor 07 TO 09
+2.6% vs FV
Blk 526 BT BATOK ST 51
Oct 2025 · Floor 01 TO 03
-17.5% vs FV
Blk 535 BT BATOK ST 52
Aug 2025 · Floor 01 TO 03
-11.2% vs FV
Blk 512 BT BATOK ST 52
Aug 2025 · Floor 01 TO 03
-12.1% vs FV
Blk 512 BT BATOK ST 52
Jul 2025 · Floor 04 TO 06
-15.7% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive unit in Bukit Batok, with a remaining lease of 88 years, stands at an impressive estimated value of $3,004,567, translating to $578 per square foot (PSF). This figure not only reflects the intrinsic value of the property but also positions it significantly above the market baseline, indicating a remarkable 79.1% difference. Such an elevated valuation underscores the desirability of the Bukit Batok area, likely driven by its accessibility, community amenities, and overall living environment.
With a model confidence rating categorized as High, the valuation is supported by a robust dataset comprising 149 recent HDB resale transactions in the vicinity. This comprehensive analysis indicates a strong demand for HDB properties in the region, suggesting a resilient market dynamic that could continue to favor sellers. As Singapore's property landscape evolves, the enduring appeal of long-lease HDB units like this executive flat may present significant opportunities for both homeowners and investors alike, making it a noteworthy asset in today's competitive real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.