Greenbank Park, Undefined, Undefined, Singapore
$9,500,000
Introducing Villas @ Greenbank Park, an exclusive freehold landed development by Tong Eng Brothers, located in the prestigious Bukit Timah enclave of District 21. This elegant semi-detached home at 50 Greenbank Park offers a spacious layout across multiple levels, thoughtfully designed by award-winning RT+Q Architects to maximize natural light, ventilation, and greenery views. Property highlights: • Land size: 3,312 sqft • Built-up: 5,436 sqft • 5 ensuite bedrooms across multiple levels • Private lift serving all floors • Private spa pool and landscaped garden • Spacious living and dining areas • Wet & dry kitchens with premium appliances • Smart home provisions and digital lockset • Parking for 2 cars within the property The home features quality fittings including Sub-Zero refrigerator, Eurocave wine fridge, VZUG kitchen appliances, Hansgrohe fittings and Laufen sanitary ware, delivering a luxurious lifestyle experience. Located within a tranquil Bukit Timah nature enclave, the property enjoys convenient access to lifestyle amenities and prestigious schools, while being surrounded by lush greenery and nature reserves. Contact us today for the brochure, floor plans, and a private presentation! Disclaimer: Photos used are solely for reference use only and may not represent the final result. Disclaimer: All land and built-up areas are based on approximate measurements only and are subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact.
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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…


License: L3002382K
Automated Valuation based on 18 HDB resale transactions (data.gov.sg)
Fair Value
S$4.88M
S$897 psf
Asking Price
S$9.50M
S$2,868 psf
vs Market
+94.9%
vs Last Done
+233.9%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
18 comps
Nearest MRT
Joo Koon
628743m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
18 comparable transactions
S$854
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$897
Recent Comparable Transactions
10 shown · 18 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 -4.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -4.2% vs FV | 99yr from 1988 |
Dec 2025 | Blk 7 TOH YI DR Floor 07 TO 09 | 1,528sqft | S$1,390,000 | ▲S$909 +1.3% vs FV | 99yr from 1989 |
Nov 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,561sqft | S$1,288,000 | ▼S$825 -8.0% vs FV | 99yr from 1988 |
Sep 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,340,000 | ▼S$853 -4.9% vs FV | 99yr from 1988 |
Aug 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,615sqft | S$1,455,000 | ▲S$901 +0.4% vs FV | 99yr from 1988 |
Jun 2025 | Blk 7 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,310,000 | ▼S$834 -7.0% vs FV | 99yr from 1989 |
May 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,290,000 | ▼S$821 -8.5% vs FV | 99yr from 1988 |
May 2025 | Blk 3 TOH YI DR Floor 07 TO 09 | 1,658sqft | S$1,501,555 | ▲S$906 +1.0% vs FV | 99yr from 1988 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -2.1% vs FV | 99yr from 1989 |
Feb 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,572sqft | S$1,460,000 | ▲S$929 +3.6% vs FV | 99yr from 1988 |
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.2% vs FV
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.2% vs FV
Blk 7 TOH YI DR
Dec 2025 · Floor 07 TO 09
+1.3% vs FV
Blk 15 TOH YI DR
Nov 2025 · Floor 01 TO 03
-8.0% vs FV
Blk 15 TOH YI DR
Sep 2025 · Floor 01 TO 03
-4.9% vs FV
Blk 2 TOH YI DR
Aug 2025 · Floor 10 TO 12
+0.4% vs FV
Blk 7 TOH YI DR
Jun 2025 · Floor 01 TO 03
-7.0% vs FV
Blk 15 TOH YI DR
May 2025 · Floor 01 TO 03
-8.5% vs FV
Blk 3 TOH YI DR
May 2025 · Floor 07 TO 09
+1.0% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-2.1% vs FV
Blk 2 TOH YI DR
Feb 2025 · Floor 10 TO 12
+3.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Bukit Timah, with a remaining lease of 80 years, is positioned at an estimated value of $4,875,497, translating to $897 PSF. This valuation is notably above the market average, reflecting a 94.9% difference from the baseline. Such a premium valuation suggests a strong demand for executive HDB flats in this prestigious locale, underscoring the enduring appeal of Bukit Timah as a residential choice among discerning buyers.
Analyzing the market dynamics, the model's confidence is rated as medium, based on a comprehensive review of 18 recent HDB resale transactions in the vicinity. This indicates that while the valuation is supported by recent sales data, potential fluctuations in buyer sentiment and market conditions should be closely monitored. The combination of a relatively long remaining lease and the esteemed location contributes to the property's elevated market position, making it a compelling investment for those seeking to capitalize on the HDB market in one of Singapore's most sought-after districts.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.