Hua Guan Avenue, Swiss Club, Central Region, Singapore
$13,800,000
PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Bespoke Design Modern 2.5 + Natural BM Storey Detached @ Hua Guan Ave, Sian Tuan Ave, Yarwood, Binjai Park - Tenure : 999 years - Land : 5177 sqft - Build : 6500 sqft - Facing : West - Rooms : 4 + 0 + 1 - Bath : 7 Features : - "Perched on elevated ground, this designer detached home is a private Balinese-inspired sanctuary, where calm, nature, and luxury come together effortlessly. - An infinity pool spills toward the horizon, blending sky, water, and lush greenery into your everyday resort escape. Inside, warm timber tones, stone textures, and full-height glass blur the lines between indoor and outdoor living." - Descend into a naturally lit basement entertainment suite, thoughtfully designed with a cinematic home theatre sound system — perfect for hosting, unwinding, or immersive movie nights. - At its heart, a sleek chef’s kitchen fitted with premium Miele appliances delivers both style and performance. A rare retreat that feels like a holiday — yet crafted for everyday indulgence. Nearby amenities ⭑ Nearby MRTs • 2 MRTs within 1 km ⭑ Nearby Bus stops • 7 bus stops within 1 km ⭑ Nearby Grocery Stores • 7 grocery stores within 1 km ⭑ Nearby Schools • Primary Science Olympiad (429 m) - 6 mins walk • Holland International School & Preschool (507 m) - 12 mins drive • Hollandse School (525 m) - 13 mins drive ⭑ Nearby Parks • Gaharu Trail (439 m) - 7 mins walk • Sian Tuan Interim Park (484 m) - 7 mins walk • Abundant cities (557 m) - 9 mins drive Don't miss own this extraordinary Home Call Now - Christina Chan PropNex Realty @ +658498XXXX to arrange for an exclusive 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…
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Automated Valuation based on 16 HDB resale transactions (data.gov.sg)
Fair Value
S$5.85M
S$900 psf
Asking Price
S$13.80M
S$2,666 psf
vs Market
+135.8%
vs Last Done
+210.4%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
16 comps
Nearest MRT
Dover
3226m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
16 comparable transactions
S$858
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$900
Recent Comparable Transactions
10 shown · 16 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -4.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -4.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 6 TOH YI DR Floor 04 TO 06 | 1,572sqft | S$1,428,000 | ▲S$909 +1.0% vs FV | 99yr from 1989 |
Dec 2025 | Blk 7 TOH YI DR Floor 07 TO 09 | 1,528sqft | S$1,390,000 | ▲S$909 +1.0% vs FV | 99yr from 1989 |
Nov 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,561sqft | S$1,288,000 | ▼S$825 -8.3% vs FV | 99yr from 1988 |
Sep 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,340,000 | ▼S$853 -5.2% vs FV | 99yr from 1988 |
Aug 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,615sqft | S$1,455,000 | ▲S$901 +0.1% vs FV | 99yr from 1988 |
Jun 2025 | Blk 7 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,310,000 | ▼S$834 -7.3% vs FV | 99yr from 1989 |
May 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,290,000 | ▼S$821 -8.8% vs FV | 99yr from 1988 |
May 2025 | Blk 3 TOH YI DR Floor 07 TO 09 | 1,658sqft | S$1,501,555 | ▲S$906 +0.7% vs FV | 99yr from 1988 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -2.4% vs FV | 99yr from 1989 |
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.6% vs FV
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.6% vs FV
Blk 6 TOH YI DR
Mar 2026 · Floor 04 TO 06
+1.0% vs FV
Blk 7 TOH YI DR
Dec 2025 · Floor 07 TO 09
+1.0% vs FV
Blk 15 TOH YI DR
Nov 2025 · Floor 01 TO 03
-8.3% vs FV
Blk 15 TOH YI DR
Sep 2025 · Floor 01 TO 03
-5.2% vs FV
Blk 2 TOH YI DR
Aug 2025 · Floor 10 TO 12
+0.1% vs FV
Blk 7 TOH YI DR
Jun 2025 · Floor 01 TO 03
-7.3% vs FV
Blk 15 TOH YI DR
May 2025 · Floor 01 TO 03
-8.8% vs FV
Blk 3 TOH YI DR
May 2025 · Floor 07 TO 09
+0.7% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-2.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in the prestigious Bukit Timah area reflects a keen insight into the dynamics of the current Singapore real estate market. With a remaining lease of 88 years, the property is estimated to hold a substantial value of $5,852,797, translating to an impressive $900 per square foot. This valuation positions the property significantly above the market baseline, showcasing a remarkable 135.8% premium. Such a premium is indicative of the area's desirability and the robust demand for executive HDB flats, particularly in a locale renowned for its proximity to quality educational institutions and recreational amenities.
Analyzing the broader market conditions, this valuation is supported by a comprehensive review of 16 recent HDB resale transactions within the vicinity. The medium confidence level of the model suggests a variable market landscape, yet the strong upward trend in prices underscores a growing appetite for residential properties that offer both space and community. As Singapore’s urban landscape continues to evolve, the Bukit Timah district remains a beacon of prestige, ensuring that properties like this executive flat are not just homes, but valuable long-term investments for discerning buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.