Jalan Sinar Bulan, Loyang East, East Region, Singapore
$4,800,000











PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Reno 3 Storey Semi-D @ Toh Ave, Changi Heights Estate - Tenure : Freehold - Land : 3156 sqft - Build : 4400 sqft - Facing : SW - Rooms : 5+1Maid room - Bath : 6 Presenting an exquisite opportunity to own a slice of luxury in one of Singapore's most coveted locations - Toh Avenue, Changi Heights Estate. This rarely available Semi-Detached House is now up for grabs! Marketed at SGD 4,800,000, this remarkable property is perfectly suited for first-time home buyers and young professionals seeking a stylish abode, as well as those venturing into the luxury market. Constructed in 2006, this freehold property is a gem in the heart of District D17. Spread across a spacious 3156 sqft, it offers a brilliant northwest facing orientation and spans 3 stories. The house is move-in ready, tastefully renovated with exquisite European marble and fittings, ensuring a polished and luxurious feel. It hosts 5+1 bedrooms, 6 bathrooms (4 ensuite), ensuring ample space for comfortable living. This Semi-Detached House is not just a property; it's a lifestyle statement. Located in the heart of URA's Changi Region Urbanisation and Transformation Plans, it stands in the vicinity of Changi North Ind Estate, Changi Airport, Changi Business Park, and Singapore Expo. Don't let this opportunity pass you by. Contact Steve Voon 8322O341NOW for an exclusive viewing! #realestateagentsingapore #TohAvenue #LuxuryLiving #JalanSinarBulan #thenextmoveisyours Steve Voon
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Total Transactions
13
Average Price
S3.1M
Total Value
S40.0M
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$2.63M
S$599 psf
Asking Price
S$4.80M
S$1,091 psf
vs Market
+82.2%
vs Last Done
+73.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
323 comps
Nearest MRT
Tampines East
2117m 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 HDB Executive property located in Pasir Ris, with a remaining lease of 75 years, presents a compelling investment opportunity, evidenced by its estimated value of $2,634,538, translating to a price per square foot (PSF) of $599. This valuation positions the property significantly above the prevailing market baseline, reflecting an impressive 82.2% premium. Such a considerable market signal indicates strong demand dynamics in the area, likely driven by a combination of desirable location factors and the enduring appeal of HDB Executive flats, which offer spacious living arrangements in a family-friendly environment.
The model confidence in this valuation is rated as high, substantiated by an extensive analysis of 323 recent HDB resale transactions in the vicinity. This robust dataset not only reinforces the accuracy of the valuation but also highlights the resilience of the Pasir Ris market in the face of broader economic fluctuations. As Singapore's housing landscape continues to evolve, the enduring appeal of HDB properties, particularly those with a substantial remaining lease, is expected to attract discerning buyers seeking both immediate comfort and long-term value appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.