Toh Crescent, Loyang East, East Region, Singapore
$4,480,000






















PROPNEX EMINENCE LANDED TEAM ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Reno 2.5 Storey Cluster @ Toh Crescent - Tenure : Freehold - Build : 6092 sqft - Facing : SSE - Rooms : 5 + 1 + 1 - Ensuite : 2 - Bath : 6 Features : - "110% Move in condition! Award winning architectural masterpiece - an exquisite home nestled in a Semi-Detached landed enclave in a tranquil environment for east lovers who values privacy and exclusivity! " - "Functional layout boasting 5 bedrooms, 1 study and 1 utility room as well as two private car park lots. Ideal for multi-generation living with - lift access to all levels - lofty high ceiling living and dining area which exudes luxury - spacious master bedroom ensuite with luxurious bath - convertible walk-in wardrobe/study, - 2 common rooms ensuite, 2 common rooms with extra high ceiling - beautiful entertainment roof terrace offering extraordinary view perched on elevated land - functional utility helper’s room with yard - spacious private rear garden space - The staircase with Its geometric aluminum screen brings in lots of light to all parts of the house." - "$350k of Designer ID with lavish features and thoughtful enhancement to the spaces to create plenty of storage space for the modern family. Short drive to Changi Airport for megamall, Loyang point, Changi Aiport, Changi City Point, IKEA, & Tampines. Easy access and connectivity to TPE, PIE and CTE. Short stroll to nearest bus stop"
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Total Transactions
14
Average Price
S3.8M
Total Value
S53.5M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 323 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.65M
S$599 psf
Asking Price
S$4.48M
S$735 psf
vs Market
+22.8%
vs Last Done
+16.7%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
323 comps
Nearest MRT
Tampines East
2279m 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 584 PASIR RIS ST 53 Floor 10 TO 12 | 1,582sqft | S$996,888 | ▲S$630 +5.2% 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 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 |
Feb 2026 | Blk 543 PASIR RIS ST 51 Floor 04 TO 06 | 1,539sqft | S$918,000 | ▼S$596 -0.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 505 PASIR RIS ST 52 Floor 10 TO 12 | 1,572sqft | S$950,000 | ▲S$605 +1.0% vs FV | 99yr from 1993 |
Feb 2026 | Blk 501 PASIR RIS ST 52 Floor 13 TO 15 | 1,572sqft | S$1,000,000 | ▲S$636 +6.2% vs FV | 99yr from 1993 |
Feb 2026 | Blk 506 PASIR RIS ST 52 Floor 04 TO 06 | 1,561sqft | S$930,000 | ▼S$596 -0.5% vs FV | 99yr from 1993 |
Jan 2026 | Blk 535 PASIR RIS DR 1 Floor 01 TO 03 | 1,615sqft | S$890,000 | ▼S$551 -8.0% vs FV | 99yr from 1992 |
Jan 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$938,000 | ▲S$605 +1.0% vs FV | 99yr from 1992 |
Jan 2026 | Blk 537 PASIR RIS ST 51 Floor 01 TO 03 | 1,518sqft | S$955,000 | ▲S$629 +5.0% vs FV | 99yr from 1992 |
Blk 584 PASIR RIS ST 53
Apr 2026 · Floor 10 TO 12
+5.2% vs FV
Blk 584 PASIR RIS ST 53
Apr 2026 · Floor 10 TO 12
+5.2% 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 543 PASIR RIS ST 51
Feb 2026 · Floor 04 TO 06
-0.5% vs FV
Blk 505 PASIR RIS ST 52
Feb 2026 · Floor 10 TO 12
+1.0% vs FV
Blk 501 PASIR RIS ST 52
Feb 2026 · Floor 13 TO 15
+6.2% vs FV
Blk 506 PASIR RIS ST 52
Feb 2026 · Floor 04 TO 06
-0.5% vs FV
Blk 535 PASIR RIS DR 1
Jan 2026 · Floor 01 TO 03
-8.0% vs FV
Blk 533 PASIR RIS DR 1
Jan 2026 · Floor 01 TO 03
+1.0% vs FV
Blk 537 PASIR RIS ST 51
Jan 2026 · Floor 01 TO 03
+5.0% vs FV
HELIOS AI Analysis
In assessing the HDB Executive property located in Pasir Ris, we note a remaining lease of 75 years, which significantly contributes to its valuation. With an estimated value of $3,647,637, translating to $599 per square foot, this property is positioned notably above the market baseline, reflecting a 22.8% premium. Such an elevated valuation is indicative of robust demand in the area, driven by the attractive amenities and quality of life that Pasir Ris offers. The high model confidence rating underscores the reliability of this valuation, supported by data from 323 recent HDB resale transactions in the vicinity.
The strong market signal suggests that buyers are willing to pay a premium for properties like this HDB Executive, which not only benefits from the remaining lease but also from the strategic location within a well-connected neighborhood. As the Singapore real estate landscape evolves, properties that maintain a substantial leasehold, such as this one, are likely to continue commanding higher values, especially in regions experiencing urban development and infrastructural enhancements. The Pasir Ris area, with its blend of residential charm and accessibility to recreational facilities, remains a key player in Singapore's dynamic property market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.