4 Pandan Valley 597628, Ulu Pandan, Central Region, Singapore
$3,280,000
Pandan Valley is a unique and spacious residential development located along Pandan Valley Road in Singapore’s prime District 21. Set amidst lush greenery and spread across a vast freehold estate, this low-density condominium offers a rare sense of tranquility in the heart of the city. The expansive grounds and mature trees provide a peaceful, almost resort-like atmosphere that is hard to find in newer developments. For tenants seeking a quiet and comfortable home with space to breathe, Pandan Valley is a hidden gem. Despite its serene setting, Pandan Valley is extremely well-connected. It is just a few minutes’ drive to the vibrant Holland Village and about 10 minutes from Orchard Road via Holland Road. Dover MRT station (East-West Line) is approximately a 10- to 12-minute walk away, offering direct train access to the city and beyond. For shopping and daily conveniences, residents have easy access to Jelita Shopping Centre, The Clementi Mall, and Holland Road Shopping Centre. The development is also well-served by public buses, making commuting around the island hassle-free. One of the key attractions of Pandan Valley is its proximity to nature and lifestyle destinations. The Singapore Botanic Gardens, a UNESCO World Heritage Site, is just a short drive away—perfect for weekend strolls or family outings. The trendy dining and art hub of Dempsey Hill is also nearby, offering an array of gourmet restaurants, cafes, and boutiques. This combination of green spaces and lifestyle convenience makes Pandan Valley ideal for professionals, families, and expats alike. Families with children will appreciate the strong educational options in the vicinity. Henry Park Primary School, one of Singapore’s top primary schools, is within 1km. Other reputable institutions such as Methodist Girls’ School (Primary and Secondary), School of Science and Technology, and Nexus International School are also nearby. Some photos may be rendered
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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 78 URA transactions · 1 outliers removed (IQR)
Fair Value
S$2.67M
S$1,522 psf
Asking Price
S$3.28M
S$1,869 psf
vs Market
+22.8%
vs Last Done
+16.7%
Tenure
Freehold
No lease decay
Confidence
High
78 comps
Nearest MRT
Dover
995m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
78 comparable transactions
S$1,443
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,522
Recent Comparable Transactions
10 shown · 78 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | PANDAN VALLEY Floor 01-05 | 1,173sqft | S$1,880,000 | ▲S$1,602 +5.3% vs FV | Freehold |
Jun 2025 | PANDAN VALLEY Floor 01-05 | 1,173sqft | S$1,880,000 | ▲S$1,602 +5.3% vs FV | Freehold |
Jun 2025 | PANDAN VALLEY Floor 01-05 | 1,528sqft | S$2,600,000 | ▲S$1,701 +11.8% vs FV | Freehold |
May 2025 | PANDAN VALLEY Floor 06-10 | 1,668sqft | S$2,800,000 | ▲S$1,678 +10.2% vs FV | Freehold |
May 2025 | PANDAN VALLEY Floor 01-05 | 1,668sqft | S$2,750,000 | ▲S$1,648 +8.3% vs FV | Freehold |
Apr 2025 | PANDAN VALLEY Floor 06-10 | 1,668sqft | S$2,800,000 | ▲S$1,678 +10.2% vs FV | Freehold |
Apr 2025 | PANDAN VALLEY Floor 11-15 | 2,088sqft | S$3,210,000 | ▲S$1,537 +1.0% vs FV | Freehold |
Apr 2025 | PANDAN VALLEY Floor 06-10 | 2,648sqft | S$3,075,000 | ▼S$1,161 -23.7% vs FV | Freehold |
Apr 2025 | PANDAN VALLEY Floor 16-20 | 2,239sqft | S$3,600,000 | ▲S$1,608 +5.7% vs FV | Freehold |
Mar 2025 | PANDAN VALLEY Floor 11-15 | 2,174sqft | S$3,330,000 | ▲S$1,532 +0.7% vs FV | Freehold |
Feb 2025 | PANDAN VALLEY Floor 06-10 | 1,335sqft | S$2,200,000 | ▲S$1,648 +8.3% vs FV | Freehold |
PANDAN VALLEY
Jun 2025 · Floor 01-05
+5.3% vs FV
PANDAN VALLEY
Jun 2025 · Floor 01-05
+5.3% vs FV
PANDAN VALLEY
Jun 2025 · Floor 01-05
+11.8% vs FV
PANDAN VALLEY
May 2025 · Floor 06-10
+10.2% vs FV
PANDAN VALLEY
May 2025 · Floor 01-05
+8.3% vs FV
PANDAN VALLEY
Apr 2025 · Floor 06-10
+10.2% vs FV
PANDAN VALLEY
Apr 2025 · Floor 11-15
+1.0% vs FV
PANDAN VALLEY
Apr 2025 · Floor 06-10
-23.7% vs FV
PANDAN VALLEY
Apr 2025 · Floor 16-20
+5.7% vs FV
PANDAN VALLEY
Mar 2025 · Floor 11-15
+0.7% vs FV
PANDAN VALLEY
Feb 2025 · Floor 06-10
+8.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.