Cosford Road, Changi West, East Region, Singapore
$6,000,000
















Welcome To View! View To Appreciate! This is a modern spacious detached house with lift located along Upper Changi Road North, with sheltered car porch capable to fully park 2 cars. A short 10minutes drive to Jewel & Changi Airport, 20 min to CBD, a short 4 min drive to Loyang Point mall and 10 min drive to East Point & White Sands malls.  Ground Level Car porch that can park 2 cars comfortably, with an air-conditioned activity room. Outside the front gate, car park space for another 3 cars. 1st Level Huge Dining Hall with high ceiling and skylights, and spacious Living Hall where family gathering or entertaining of guest is a luxury. There is an outdoor sheltered patio with a lap pool beside. At the rear end, a granny room and a modern dry and wet kitchen. 2nd Level A super huge Master Bedroom with en-suite Bath, equipped with double bowl wash basin & spacious bath compartment. A large Bedroom as well as a utility room. 3rd Level This is where the spacious family area is located. A large Bedroom as well as an office space with lots of natural light steaming in. All levels served by lift. Contact Raymond @ 9816-4022 or Amos @ 8787-5000 to find out more or even better, arrange for a viewing!
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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: L3010738A
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Automated Valuation based on 340 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$4.12M
S$597 psf
Asking Price
S$6.00M
S$870 psf
vs Market
+45.8%
vs Last Done
+69.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
340 comps
Nearest MRT
Tampines East
2655m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
340 comparable transactions
S$568
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$597
Recent Comparable Transactions
10 shown · 340 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.1% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.1% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -2.0% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +1.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 536 PASIR RIS DR 1 Floor 10 TO 12 | 1,582sqft | S$1,088,888 | ▲S$688 +15.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$925,000 | ▼S$597 0.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 651 PASIR RIS DR 10 Floor 04 TO 06 | 1,539sqft | S$872,000 | ▼S$567 -5.0% vs FV | 99yr from 1995 |
Mar 2026 | Blk 456 PASIR RIS DR 4 Floor 04 TO 06 | 1,539sqft | S$900,000 | ▼S$585 -2.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 129 PASIR RIS ST 11 Floor 07 TO 09 | 1,572sqft | S$915,000 | ▼S$582 -2.5% vs FV | 99yr from 1988 |
Mar 2026 | Blk 203 PASIR RIS ST 21 Floor 01 TO 03 | 1,572sqft | S$930,000 | ▼S$592 -0.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 269 PASIR RIS ST 21 Floor 01 TO 03 | 1,539sqft | S$845,000 | ▼S$549 -8.0% vs FV | 99yr from 1994 |
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.1% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.1% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-2.0% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+1.2% vs FV
Blk 536 PASIR RIS DR 1
Mar 2026 · Floor 10 TO 12
+15.2% vs FV
Blk 533 PASIR RIS DR 1
Mar 2026 · Floor 01 TO 03
0.0% vs FV
Blk 651 PASIR RIS DR 10
Mar 2026 · Floor 04 TO 06
-5.0% vs FV
Blk 456 PASIR RIS DR 4
Mar 2026 · Floor 04 TO 06
-2.0% vs FV
Blk 129 PASIR RIS ST 11
Mar 2026 · Floor 07 TO 09
-2.5% vs FV
Blk 203 PASIR RIS ST 21
Mar 2026 · Floor 01 TO 03
-0.8% vs FV
Blk 269 PASIR RIS ST 21
Mar 2026 · Floor 01 TO 03
-8.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Pasir Ris, with a remaining lease of 75 years, stands at an estimated value of $4,115,957, translating to a price per square foot (PSF) of $597. This valuation is particularly notable as it sits significantly above the baseline market value, with an impressive 45.8% premium. Such a substantial divergence from the market baseline signals strong demand and desirability for HDB properties in this locale, reflecting the ongoing trend of rising property values within the Pasir Ris district.
Our analysis, which draws upon data from 340 recent HDB resale transactions in the immediate vicinity, confirms a high model confidence in this valuation. The sustained interest in Pasir Ris, characterized by its strategic location and community amenities, underscores the attractiveness of this executive HDB unit. As the market continues to evolve, properties with longer remaining leases, such as this one, are likely to command a premium, reinforcing the significance of leasehold dynamics in property valuation. Investors and homeowners alike should consider these factors when assessing the long-term potential of HDB investments in this thriving region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.