Sian Tuan Avenue, Swiss Club, Central Region, Singapore
$16,900,000






















Gorgeous, Warm, Opulent Living With Fabulous Feel! - 5 En Suite Bedrooms - Home Lift - Swimming Pool - Basement Parking for 6-8 Cars - Gym Room - Unblock Greenery View. - Tranquil Environment *Photos for illustration only* * All land and built up areas are approximate measurements and subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact* Floor Plan Available. More Landed Housing Available. We have >100 listings. One-Stop Quality Service for your Home search. * All land and built up areas are approximate measurements and subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact* For more information, please call 8383XXXX. James Ng Sub-divisible bungalow Plots within District 9, 10, 11, 21, 20, 23 & 15. | Semi-detached | Detached | Good Class Bungalows near the Prestigious Schools. | Nanyang Primary School NYPS | Singapore Chinese Girls School SCGS | Raffles Girls School RGPS | Anglo Chinese School ACS | Henry Park Primary School | Methodists Girls School MGS | Tan Kah Kee MRT | Sixth ave MRT | Guthrie House | Cluny court | Botanic Garden | Andrew Road | Arnap | Barker Road | Ash Grove | Astrid Hill | Belmont | Berrima road | Cable Road | Cluny Hill | Chatsworth | Nassim | Nathan | Trevose cres | Camden Park | Linden | Narrooma Road | Dalkeift Road | Bin Tong Park | Rebecca road | Bishopgate | Rochalie Drive | Jervois | Chee Hoon | University | Namly | Watten | Hillcrest | Chancery | King's Road | Duchess | Cornwall | Oei Tiong Ham | Ewart Park | Sian Tuan | Hua Guan | Binjai | Swettenham | Pierce Hill | Kingsmead | Vanda | Oriole | Stevens | Robin | Coronation | Gentle | Rebecca | Victoria | Bin Tong Park | Dalvey Estate | One Tree Hill | Mount Echo |
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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 19 HDB resale transactions (data.gov.sg)
Fair Value
S$10.40M
S$900 psf
Asking Price
S$16.90M
S$1,462 psf
vs Market
+62.4%
vs Last Done
+70.2%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
19 comps
Nearest MRT
Dover
3226m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
19 comparable transactions
S$857
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 · 19 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 situated in the prestigious Bukit Timah area, with a remaining lease of 88 years, presents a significant market signal that warrants thorough examination. Priced at an estimated value of $10,404,659, translating to $900 PSF, this property is marked as being above the current market baseline by an impressive 62.4%. This premium positioning reflects not only the desirability of the location but also the unique characteristics of HDB executive flats, which continue to attract affluent buyers seeking spacious living arrangements within a prime residential enclave.
Our analysis is grounded in the evaluation of 19 recent HDB resale transactions in the vicinity, providing a comprehensive understanding of current market dynamics. The model confidence is categorized as medium, indicating that while the data supports this valuation, external factors such as economic trends and shifts in buyer sentiment may influence the outcomes. The extended lease period of 88 years offers potential buyers a sense of security and stability, which is particularly appealing in an environment where long-term investment is prioritized. Overall, the valuation reflects a robust demand for properties in Bukit Timah and underscores the significance of location, lease tenure, and property type in shaping real estate trends in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.