5 How Sun Drive 538527, Upper Paya Lebar, North-east Region, Singapore
$3,550,000

CEA Registration: L3010858B / R011561H Preview in virtual tour: https://my.matterport.com/show/?m=F4SC8h5CCA2 Discover refined living in this beautifully renovated 4-bedroom corner unit at The Gazania, offering both comfort and luxury in one single level. This rare single-level penthouse features no open terrace, ensuring no wasted space, while the north-east facing main door welcomes soft morning sunlight and cool breezes throughout the day. Enjoy a seamless layout with spacious bedrooms and elegant interiors that are perfect for modern family living. Conveniently located, this home is just a 4-minute walk to Bartley MRT Station (CC12) and close to amenities like Happy Shoppy Mini Mart, Urban Mart, and nearby eateries for your daily needs. Families will appreciate its proximity to reputable schools such as Cedar Primary School, Maris Stella High, and Paya Lebar Methodist Girls’ School. With its prime location, functional layout, and serene city and landscape views, this penthouse is an opportunity not to be missed — book your viewing today before it’s gone! Exclusive Propseller Listing! Size: - 1292 sqft. - 4 bedrooms + 4 bathrooms - Bomb Shelter, Keyless Door Lock, Security System, BBQ Pit Attributes: - Extension needed: None - Unit orientation: Corner unit - Penthouse floor unit - Renovated condition - Main door facing North-East - Views from unit: City, Landscape Convenience: - 3 min walk to the nearest bus stop (bus services: 28, 93, 129B, etc.) - 4 min walk to Bartley MRT Station (CC12) - 5 mins walk to Food Hub (Coffeeshop) & Sheng Siong Supermarket - 5 min walk to Happy Shoppy Mini Mart - 10 min walk to Urban Mart Convenience Store - 3 min walk to the nearest eateries - Within 1-2km of these schools: Cedar Primary School, Maris Stella High School (Primary Section), Paya Lebar Methodist Girls' School (Primary), and more.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
3
Average Price
S2.1M
Total Value
S6.4M
Calculating fair value from URA transaction data…


License: L3010858B
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Automated Valuation based on 214 URA transactions · 5 outliers removed (IQR)
Fair Value
S$3.10M
S$2,397 psf
Asking Price
S$3.55M
S$2,748 psf
vs Market
+14.6%
vs Last Done
+15.3%
Tenure
Freehold
No lease decay
Confidence
High
214 comps
Nearest MRT
Bartley
317m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
214 comparable transactions
S$2,217
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,397
Recent Comparable Transactions
10 shown · 214 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | HOW SUN DRIVE Floor 01-05 | 990sqft | S$2,360,000 | ▼S$2,383 -0.6% vs FV | Freehold |
Jul 2025 | HOW SUN DRIVE Floor 01-05 | 990sqft | S$2,360,000 | ▼S$2,383 -0.6% vs FV | Freehold |
Jun 2025 | HOW SUN DRIVE Floor 01-05 | 883sqft | S$2,070,000 | ▼S$2,345 -2.2% vs FV | Freehold |
May 2024 | HOW SUN DRIVE Floor 01-05 | 904sqft | S$1,998,000 | ▼S$2,210 -7.8% vs FV | Freehold |
Apr 2023 | HOW SUN DRIVE Floor 01-05 | 958sqft | S$1,938,000 | ▼S$2,023 -15.6% vs FV | Freehold |
Apr 2023 | HOW SUN DRIVE Floor 01-05 | 678sqft | S$1,528,000 | ▼S$2,253 -6.0% vs FV | Freehold |
Apr 2023 | HOW SUN DRIVE Floor 01-05 | 1,970sqft | S$3,700,000 | ▼S$1,878 -21.7% vs FV | Freehold |
Apr 2023 | HOW SUN DRIVE Floor 01-05 | 1,744sqft | S$3,158,000 | ▼S$1,811 -24.4% vs FV | Freehold |
Apr 2023 | HOW SUN DRIVE Floor 01-05 | 1,765sqft | S$3,138,000 | ▼S$1,778 -25.8% vs FV | Freehold |
Mar 2023 | HOW SUN DRIVE Floor 01-05 | 678sqft | S$1,548,000 | ▼S$2,283 -4.8% vs FV | Freehold |
Mar 2023 | HOW SUN DRIVE Floor 01-05 | 463sqft | S$1,048,000 | ▼S$2,264 -5.5% vs FV | Freehold |
HOW SUN DRIVE
Jul 2025 · Floor 01-05
-0.6% vs FV
HOW SUN DRIVE
Jul 2025 · Floor 01-05
-0.6% vs FV
HOW SUN DRIVE
Jun 2025 · Floor 01-05
-2.2% vs FV
HOW SUN DRIVE
May 2024 · Floor 01-05
-7.8% vs FV
HOW SUN DRIVE
Apr 2023 · Floor 01-05
-15.6% vs FV
HOW SUN DRIVE
Apr 2023 · Floor 01-05
-6.0% vs FV
HOW SUN DRIVE
Apr 2023 · Floor 01-05
-21.7% vs FV
HOW SUN DRIVE
Apr 2023 · Floor 01-05
-24.4% vs FV
HOW SUN DRIVE
Apr 2023 · Floor 01-05
-25.8% vs FV
HOW SUN DRIVE
Mar 2023 · Floor 01-05
-4.8% vs FV
HOW SUN DRIVE
Mar 2023 · Floor 01-05
-5.5% 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.