Sian Tuan Avenue, Swiss Club, Central Region, Singapore
$16,980,000
999-Year Detached Masterpiece in D21 | Brand New Luxury Residence Located in one of Singapore’s most coveted landed districts, this home offers exclusivity while remaining close to daily conveniences, reputable schools, and lifestyle amenities. Presenting a rare 999-year detached home nestled within the prestigious Bukit Timah enclave — a statement residence designed for discerning families who value space, privacy, and enduring tenure. Spanning an impressive 11,563 sqft of built-up area, this brand-new home is thoughtfully engineered for multi-generational living and elevated entertaining. Every level is seamlessly connected via a private lift, offering convenience from basement to attic. This residence blends architectural elegance with functional luxury — generous proportions, well-zoned living spaces, and refined finishes throughout. Property Highlights: • 5 spacious ensuite bedrooms • 2 expansive family halls • Dedicated gym room • Powder room for guests • Fully equipped gourmet kitchen • Private home lift (basement to attic) • Swimming pool with pool deck • Basement parking for 4–5 cars • Multiple outdoor terraces for relaxation and hosting Close to daily conveniences, reputable schools, and lifestyle amenities. Within 1km: • Methodist Girls' School (Primary) • Pei Hwa Presbyterian Primary School Within 2km: • Bukit Timah Primary School Contact me for detailed floor plans, pricing insights, and a private viewing arrangement. Disclaimer: 1) All land & built-up areas are based on approximate measurements & are subject to final survey & shall not form part of any offer or contract or constitute any warranty by the salesperson & shall not be regarded as statements or representations of fact. 2) Images & floor plans shown are for illustration purposes & may not represent the actual property
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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$10.41M
S$900 psf
Asking Price
S$16.98M
S$3,162 psf
vs Market
+63.1%
vs Last Done
+268.1%
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 property under analysis is an Executive HDB located in the prestigious Bukit Timah district, boasting a remaining lease of 88 years. Its estimated value stands at an impressive $10,411,676, translating to $900 per square foot (PSF). This valuation positions the property significantly above the market baseline, with a notable 63.1% premium indicating a strong demand and desirability for HDB units in this sought-after locale. The elevated price point reflects not only the intrinsic value of the property itself but also the broader market dynamics at play in the area.
Market signals suggest a robust appetite for HDB properties in Bukit Timah, supported by a thorough analysis of 16 recent resale transactions in the vicinity. The model confidence level is rated as medium, indicating a reliable, yet cautious, affirmation of the valuation considering the variations in market trends. This HDB Executive not only represents a substantial financial investment but also an opportunity to own a piece of prime real estate in one of Singapore's most coveted neighborhoods, where the blend of urban convenience and natural serenity continues to attract discerning buyers.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.