Home Buy Landed Bungalow 5RM D21 - Clementi Park / Upper Bukit Timah5 Bed Bungalow (Landed) for Sale in Sian Tuan Avenue

5 Bed Bungalow (Landed) for Sale in Sian Tuan Avenue

Sian Tuan Avenue, Swiss Club, Central Region, Singapore

$16,800,000

Check loan eligibility est. S$ 60,154 / mo

Added 7 months ago

BungalowFor sale

Beds: 5Baths: 6Area: 11563 sqft

Above Market· 61.4% above market

+2View all

Property Details

Property IDB8HG9iuQfVgEMX5fg8JyBd

PriceS$16,800,000

Property TypeBungalow

StatusFor sale

Beds5

Baths6

Built Area11563 sqft

PSF

S$1,453

Furnished StatusUnknown

Description

Location

Sian Tuan Avenue, Swiss Club, Central Region, Singapore

Loading map...

Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

Average Price

S7.6M

Total Value

S22.7M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 16 HDB resale transactions (data.gov.sg)

Fair Value

S$10.41M

S$900 psf

Asking Price

S$16.80M

S$1,453 psf

vs Market

+61.4%

Above Market

vs Last Done

+69.2%

Above Market

Tenure

75 yrs

99-year Leasehold · Balance remaining

Confidence

Medium

16 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Dover

2994m 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

AI Condition Premium

HELIOS scan of listing description

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

Last Done

Blk 3 TOH YI DR

Mar 2026 · Floor 01 TO 03

▼S$859 psf

-4.6% vs FV

1,572 sqftS$1,350,00099yr from 1988

Blk 3 TOH YI DR

Mar 2026 · Floor 01 TO 03

▼S$859 psf

-4.6% vs FV

1,572 sqftS$1,350,00099yr from 1988

Blk 6 TOH YI DR

Mar 2026 · Floor 04 TO 06

▲S$909 psf

+1.0% vs FV

1,572 sqftS$1,428,00099yr from 1989

Blk 7 TOH YI DR

Dec 2025 · Floor 07 TO 09

▲S$909 psf

+1.0% vs FV

1,528 sqftS$1,390,00099yr from 1989

Blk 15 TOH YI DR

Nov 2025 · Floor 01 TO 03

▼S$825 psf

-8.3% vs FV

1,561 sqftS$1,288,00099yr from 1988

Blk 15 TOH YI DR

Sep 2025 · Floor 01 TO 03

▼S$853 psf

-5.2% vs FV

1,572 sqftS$1,340,00099yr from 1988

Blk 2 TOH YI DR

Aug 2025 · Floor 10 TO 12

▲S$901 psf

+0.1% vs FV

1,615 sqftS$1,455,00099yr from 1988

Blk 7 TOH YI DR

Jun 2025 · Floor 01 TO 03

▼S$834 psf

-7.3% vs FV

1,572 sqftS$1,310,00099yr from 1989

Blk 15 TOH YI DR

May 2025 · Floor 01 TO 03

▼S$821 psf

-8.8% vs FV

1,572 sqftS$1,290,00099yr from 1988

Blk 3 TOH YI DR

May 2025 · Floor 07 TO 09

▲S$906 psf

+0.7% vs FV

1,658 sqftS$1,501,55599yr from 1988

Blk 6 TOH YI DR

Apr 2025 · Floor 07 TO 09

▼S$878 psf

-2.4% vs FV

1,615 sqftS$1,418,00099yr from 1989

Below Fair Value

Above Fair Value

FV: S$900 psf

HELIOS AI Analysis

The valuation of the HDB Executive property located in the prestigious Bukit Timah district reveals an estimated value of $10,411,676, equating to approximately $900 per square foot. This valuation positions the property significantly above the market baseline, reflecting a remarkable 61.4% premium compared to similar HDB transactions in the area. The robust pricing indicates a strong demand for residential properties in this coveted locale, which is characterized by its proximity to elite educational institutions, lush greenery, and an array of lifestyle amenities.

With a remaining lease of 75 years, this HDB Executive unit remains an attractive option for both owner-occupiers and investors alike. The model confidence rating is classified as medium, suggesting that while the valuation is supported by recent market activity—evidenced by 16 comparable HDB resale transactions in the vicinity—there may be factors influencing variability in future market performance. As the Bukit Timah area continues to evolve, the interplay of demand, lease tenure, and local development plans will be crucial in shaping the future value trajectory of this property.

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Martin Goh

CEA: L3008563G

+65 9320 xxxx

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5 Bed Bungalow (Landed) for Sale in Sian Tuan Avenue

IMAGES GALLERY

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Martin Goh

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Home Report · AVM Fair Value