Moonbeam Terrace, Ulu Pandan, Central Region, Singapore
$9,000,000
Set within the prestigious Holland Gardens landed enclave, the Residence is a rare 999-year semi-detached residence that offers an exceptional blend of privacy, connectivity, and long-term value. Surrounded by mature greenery and established homes, the property provides a tranquil family environment within Singapore’s highly sought-after District 10. Thoughtfully designed for comfortable, multi-generational living, the Residence features well-proportioned spaces with a natural flow between indoor and outdoor areas. Generous living and dining zones are complemented by sheltered verandahs and a private upper-floor balcony, creating multiple settings for everyday living, family gatherings, and entertaining. Despite its peaceful, low-density surroundings, the Residence enjoys excellent accessibility. Residents benefit from close proximity to lifestyle amenities, dining destinations, and key transport links, offering a rare balance between landed serenity and urban convenience. This combination makes the Residence particularly appealing to families seeking enduring liveability in a prime central location. The Residence is also situated within one of Singapore’s most established education belts, with access to reputable schools at every stage of learning. Its location within 1km of Henry Park Primary School is especially prized, enhancing both daily convenience and long-term desirability for families. The rectangular plot, gentle elevation, and south-west facing orientation provide a strong foundation for both comfortable occupation and future enhancement. Whether enjoyed in its current form or re-imagined through renovation or redevelopment, this is a home that offers flexibility while preserving its legacy appeal within the Holland Gardens enclave.
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Total Transactions
16
Average Price
S7.8M
Total Value
S124.4M
Calculating fair value from URA transaction data…


License: L3010738A
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Automated Valuation based on 11 URA transactions · 2 outliers removed (IQR)
Fair Value
S$5.75M
S$1,984 psf
Asking Price
S$9.00M
S$2,444 psf
vs Market
+56.4%
vs Last Done
+22.3%
Tenure
Freehold
No lease decay
Confidence
High
11 comps
Nearest MRT
Dover
833m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
11 comparable transactions
S$1,964
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,984
Recent Comparable Transactions
10 shown · 11 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | MOONBEAM DRIVE Floor - | 3,753sqft | S$7,500,000 | ▲S$1,998 +0.7% vs FV | 999 yrs lease commencing from 1885 |
Jul 2025 | MOONBEAM DRIVE Floor - | 3,753sqft | S$7,500,000 | ▲S$1,998 +0.7% vs FV | 999 yrs lease commencing from 1885 |
Mar 2025 | MOONBEAM DRIVE Floor - | 3,990sqft | S$8,140,000 | ▲S$2,040 +2.8% vs FV | 999 yrs lease commencing from 1885 |
May 2024 | MOONBEAM DRIVE Floor - | 4,098sqft | S$8,250,000 | ▲S$2,013 +1.5% vs FV | 999 yrs lease commencing from 1885 |
Mar 2024 | MOONBEAM DRIVE Floor - | 3,587sqft | S$7,800,000 | ▲S$2,175 +9.6% vs FV | 999 yrs lease commencing from 1885 |
Aug 2023 | MOONBEAM DRIVE Floor - | 3,983sqft | S$8,000,000 | ▲S$2,009 +1.3% vs FV | 999 yrs lease commencing from 1885 |
Aug 2022 | MOONBEAM DRIVE Floor - | 4,369sqft | S$7,300,000 | ▼S$1,671 -15.8% vs FV | 999 yrs lease commencing from 1885 |
Jun 2022 | MOONBEAM DRIVE Floor - | 3,594sqft | S$7,500,000 | ▲S$2,087 +5.2% vs FV | 999 yrs lease commencing from 1885 |
Feb 2022 | MOONBEAM DRIVE Floor - | 4,380sqft | S$7,000,000 | ▼S$1,598 -19.5% vs FV | 999 yrs lease commencing from 1885 |
Feb 2022 | MOONBEAM DRIVE Floor - | 3,594sqft | S$5,450,000 | ▼S$1,516 -23.6% vs FV | 999 yrs lease commencing from 1885 |
Jan 2022 | MOONBEAM DRIVE Floor - | 4,100sqft | S$7,500,000 | ▼S$1,829 -7.8% vs FV | 999 yrs lease commencing from 1885 |
MOONBEAM DRIVE
Jul 2025 · Floor -
+0.7% vs FV
MOONBEAM DRIVE
Jul 2025 · Floor -
+0.7% vs FV
MOONBEAM DRIVE
Mar 2025 · Floor -
+2.8% vs FV
MOONBEAM DRIVE
May 2024 · Floor -
+1.5% vs FV
MOONBEAM DRIVE
Mar 2024 · Floor -
+9.6% vs FV
MOONBEAM DRIVE
Aug 2023 · Floor -
+1.3% vs FV
MOONBEAM DRIVE
Aug 2022 · Floor -
-15.8% vs FV
MOONBEAM DRIVE
Jun 2022 · Floor -
+5.2% vs FV
MOONBEAM DRIVE
Feb 2022 · Floor -
-19.5% vs FV
MOONBEAM DRIVE
Feb 2022 · Floor -
-23.6% vs FV
MOONBEAM DRIVE
Jan 2022 · Floor -
-7.8% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.