Jalan Sinar Bulan, Loyang East, East Region, Singapore
$4,100,000
Freehold Terrace @ Jalan Sinar Bulan (Changi Heights) 4 Bedrooms | 5 Bathrooms + 1 Common Toilet | Move-In Condition Almost closed — motivated seller. All genuine offers will be seriously considered. A rare opportunity to own a well-maintained landed home in the peaceful Changi Heights enclave. Renovated about 7 years ago, this property is in move-in condition — ideal for buyers who want space without the hassle of major renovation. Completed in 2002, this Freehold terrace sits within an exclusive landed estate of about 120 homes — offering privacy, space, and long-term value. • 4 Spacious Bedrooms Comfortable layout suitable for families • 5 Bathrooms + 1 Common Toilet Practical and functional for daily living • Renovated ~7 Years Ago Well-kept condition — move in or lightly refresh • Freehold Status A legacy asset with no lease decay • Quiet Landed Enclave (D17) Peaceful surroundings away from main roads Connectivity & Convenience • MRT Access Within 1km to future Loyang MRT — strong future upside Nearest MRT - DT33 Tampines East ( 2.4Km) • Bus Stops (3–5 mins walk) • Changi Chapel Museum • Before Toh Close • Opposite Changi Chapel Museum • Daily Essentials Nearby 3 grocery stores within 1km FairPrice Xpress at Komo Shoppes Ace Signature @LIV Changi Giant Supermarket @ Loyang Point • Nearby Schools • Invictus International Preschool Changi (4 mins walk) • Blossom Fantasia Centre (5 mins walk) • Kidzmonte Child Development Centre (short drive) • Parks & Recreation • Mariam Way Dog Run (3 mins drive) • Multiple parks within 5km Let’s be honest - A Freehold landed home in move-in condition, in a quiet enclave, at a reasonable entry level… doesn’t stay available for long. This unit is already almost closed. If your buyer has been waiting for something “just nice” — this could be the one. 📞 Call Joseph Wong @ 9686 XXXX Secure a viewing before it’s taken. Disclaimer: Photos are for illustration purposes only. Pricing, land/build-up areas, and availability are subject to final confirmation
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Total Transactions
13
Average Price
S3.1M
Total Value
S40.0M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 323 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.86M
S$599 psf
Asking Price
S$4.10M
S$2,366 psf
vs Market
+120.9%
vs Last Done
+323.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
323 comps
Nearest MRT
Tampines East
2117m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
323 comparable transactions
S$570
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$599
Recent Comparable Transactions
10 shown · 323 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▼S$559 -6.7% vs FV | 99yr from 1995 |
Apr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▼S$559 -6.7% vs FV | 99yr from 1995 |
Apr 2026 | Blk 584 PASIR RIS ST 53 Floor 10 TO 12 | 1,582sqft | S$996,888 | ▲S$630 +5.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.4% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -2.3% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +0.8% 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 +14.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$925,000 | ▼S$597 -0.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 651 PASIR RIS DR 10 Floor 04 TO 06 | 1,539sqft | S$872,000 | ▼S$567 -5.3% vs FV | 99yr from 1995 |
Mar 2026 | Blk 456 PASIR RIS DR 4 Floor 04 TO 06 | 1,539sqft | S$900,000 | ▼S$585 -2.3% vs FV | 99yr from 1992 |
Mar 2026 | Blk 129 PASIR RIS ST 11 Floor 07 TO 09 | 1,572sqft | S$915,000 | ▼S$582 -2.8% vs FV | 99yr from 1988 |
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 584 PASIR RIS ST 53
Apr 2026 · Floor 10 TO 12
+5.2% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.4% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-2.3% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+0.8% vs FV
Blk 536 PASIR RIS DR 1
Mar 2026 · Floor 10 TO 12
+14.9% vs FV
Blk 533 PASIR RIS DR 1
Mar 2026 · Floor 01 TO 03
-0.3% vs FV
Blk 651 PASIR RIS DR 10
Mar 2026 · Floor 04 TO 06
-5.3% vs FV
Blk 456 PASIR RIS DR 4
Mar 2026 · Floor 04 TO 06
-2.3% vs FV
Blk 129 PASIR RIS ST 11
Mar 2026 · Floor 07 TO 09
-2.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Pasir Ris, with a remaining lease of 75 years, stands at an estimated value of $1,856,152, translating to a price per square foot of $599. This valuation positions the property significantly above the local market baseline, reflecting a notable 120.9% difference. Such a premium suggests strong demand dynamics within the Pasir Ris area, contributing to heightened buyer competition and willingness to pay a premium for quality units with extended leases.
With a model confidence rating classified as High, the valuation is supported by robust data drawn from 323 recent HDB resale transactions in the vicinity. This extensive dataset not only reinforces the accuracy of the valuation but also highlights the resilience of the Pasir Ris housing market. The high remaining lease period is particularly favorable, as properties with longer leases typically attract more discerning buyers seeking stability and longevity in their investment. As the market continues to evolve, this unit exemplifies the intersection of strategic location and enduring lease value, making it a compelling opportunity for both investors and homeowners alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.