Toh Drive, Loyang East, East Region, Singapore
$3,600,000


















*** BRAND NEW EXCLUSIVE!!! *** VICTORY VILLE Type : Cluster Landed Semi Detached District : 17 Tenure : Freehold No. of Units : 7 Size : 3,757 sqft No. of Bedrooms : 5 No. of Bathrooms : 5 Maintenance Fee : approx $1,749 / qtr Lift Maintenance & PE : $1,455 + $288 / year Description : • Basement + 2 storeys + Attic • Rare 5-Bedroom Freehold Cluster Semi-D • Spacious 3,757 sqft layout – perfect for families • Modern luxury renovation with premium finishes • Comes with 2 private carpark lots • Includes a helper’s room for added convenience • Equipped with a built-in home lift for easy access to every level • All bedrooms comfortably fit a queen-sized bed! • Main door facing : East • A home you must see to appreciate! More Details : Trains (MRT / LRT) Loyang (CR3) : 0.77 km Pasir Ris East (CR4) : 1.25 km Changi Airport (CG2) : 1.74 km Bus Stops Opp Changi Chapel Museum (Bus: 29, 2) : 0.10 km Changi Chapel Museum (Bus: 2, 29) : 0.12 km Lloyd Leas Work Rel Camp (Bus: 29, 2) : 0.31 km Bef Toh Cl (Bus: 29, 5) : 0.31 km Aft Compass Green (Bus: 4) : 0.35 km Groceries & Supermarts GIANT : 1.01 km SHENG SIONG SUPERMARKET : 1.03 km FAIRPRICE : 1.66 km HAO MART : 1.68 km COLD STORAGE : 1.73 km GIANT : 1.77 km FAIRPRICE FINEST : 1.85 km RAW MARKET : 1.93 km Schools (Primary, Secondary, Integrated, International, Kindergarten) The Japanese Primary School : 1.32 km Japanese Primary School (Changi Campus) : 1.32 km Greenview Secondary School : 1.34 km White Sands Primary School : 1.38 km Pasir Ris Primary School : 1.53 km East Spring Secondary School : 1.60 km East Spring Primary School : 1.74 km Pasir Ris Crest Secondary School : 1.83 km Loyang Secondary School : 1.84 km Contact me for an exclusive viewing!i
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Total Transactions
2
Average Price
S2.4M
Total Value
S4.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 323 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$2.25M
S$599 psf
Asking Price
S$3.60M
S$958 psf
vs Market
+60.0%
vs Last Done
+52.1%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
323 comps
Nearest MRT
Tampines East
2245m 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
The recent valuation of the HDB Executive property in Pasir Ris, with a remaining lease of 87 years, reflects a significant market signal indicating its estimated value at $2,249,536, translating to a price per square foot (PSF) of $599. This valuation stands above the current market baseline by an impressive 60%, showcasing the property’s premium positioning within the local real estate landscape. Such a substantial differential suggests strong demand dynamics and buyer sentiment favoring larger HDB configurations in this well-established residential district.
Our analysis, grounded in a robust dataset of 323 recent HDB resale transactions in the vicinity, underscores a high confidence in this valuation model. This elevated market demand can be attributed to the strategic advantages of residing in Pasir Ris, which boasts excellent connectivity, proximity to amenities, and a family-friendly environment. The remaining lease of 87 years serves as a compelling incentive for potential buyers, mitigating concerns typically associated with shorter leasehold properties. As market trends continue to evolve, this HDB Executive property exemplifies the intersection of desirability and intrinsic value, reinforcing its status as a noteworthy investment opportunity in Singapore's dynamic real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.