Upper Bukit Timah View, Anak Bukit, Central Region, Singapore
$6,200,000






1) Charming 3 storey SemiD nestled in nature 2) Very well kept 3) Excellent Layout *1st floor Living and Dining rooms, Dry wet kitchen, Powder room, Good size ensuite helper room *2nd floor-Master ensuite walk-in wardrobe plus a study area. 2nd room ensuite, plus a family area *3rd floor-2 ensuite rooms 4) Lovely for entertainment 5) Street Parking 6) 900m to Beauty World Mrt Station 7) Mere minutes Walk to Bukit Timah Hill for healthy living !! 8) Near prestigious schools Pei Hwa Presbyterian, Raffles Girls primary, Anglo Chinese Primary, Methodist Girls School and Henry Park. 9) Mere minutes to Beauty World Plaza , Bukit Timah Shopping Centre, Cluny Court, Holland Village, Coronation Plaza, Balmoral Plaza, Guthrie House, Turf City, Fusionpolis and Star Vista. Don't miss.... PLEASE FEEL FREE TO CALL ME FOR VIEWING OR QUERY. THANKS! Pamela 9022XXXX ***************************************************************** I am also marketing other LANDED PROPERTIES In Districts 9,10,11,14, 15,16,17,19,20, 21 and 23 SUB Divisible PLOTs GCB, Bungalows, SemiD and Terraces Holland Rd , University Rd, Robin Rd, Stevens Rd , Barker Rd, Trevose Crescent, Jalan Bahasa, Tudor Close , Kheam Hock, Berrima, Vanda Crescent, Vanda Ave, Namly Avenue, Tanglin Rd, Orchard Rd, One Tree Hill , Fernhill , Jalan Sampurna, Watten Estate, King Albert Park, Shelford, Hillcrest, Greenwood Ave, Greenview Crescent, Gilstead, Gentle Rd, Buckley Rd, Oriole Crescent, Cassia Drive, Mt Sinai Ave, Mt Sinai Crescent, Greenwood Ave, Cypress Ave, Maple Ave, Mt Rosie, Goldhill, Farrer Rd, Lutheran, King's rd, Coronation Rd West, Jln Ampang, Jln Siantan, Hua Guan Crescent, Sian Tuan Ave, Holland Grove Dr, Grove Drive, Jln Elok, Namly Ave etc
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Total Transactions
5
Average Price
S5.2M
Total Value
S25.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 19 HDB resale transactions (data.gov.sg)
Fair Value
S$3.80M
S$845 psf
Asking Price
S$6.20M
S$1,378 psf
vs Market
+63.1%
vs Last Done
+60.4%
Tenure
69 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
19 comps
Nearest MRT
Bukit Batok
2317m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
19 comparable transactions
S$857
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.986
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$845
Recent Comparable Transactions
10 shown · 19 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 +1.7% vs FV | 99yr from 1988 |
Mar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▲S$859 +1.7% vs FV | 99yr from 1988 |
Mar 2026 | Blk 6 TOH YI DR Floor 04 TO 06 | 1,572sqft | S$1,428,000 | ▲S$909 +7.6% vs FV | 99yr from 1989 |
Dec 2025 | Blk 7 TOH YI DR Floor 07 TO 09 | 1,528sqft | S$1,390,000 | ▲S$909 +7.6% vs FV | 99yr from 1989 |
Nov 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,561sqft | S$1,288,000 | ▼S$825 -2.4% vs FV | 99yr from 1988 |
Sep 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,340,000 | ▲S$853 +0.9% vs FV | 99yr from 1988 |
Aug 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,615sqft | S$1,455,000 | ▲S$901 +6.6% vs FV | 99yr from 1988 |
Jun 2025 | Blk 7 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,310,000 | ▼S$834 -1.3% vs FV | 99yr from 1989 |
May 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,290,000 | ▼S$821 -2.8% vs FV | 99yr from 1988 |
May 2025 | Blk 3 TOH YI DR Floor 07 TO 09 | 1,658sqft | S$1,501,555 | ▲S$906 +7.2% vs FV | 99yr from 1988 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▲S$878 +3.9% vs FV | 99yr from 1989 |
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
+1.7% vs FV
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
+1.7% vs FV
Blk 6 TOH YI DR
Mar 2026 · Floor 04 TO 06
+7.6% vs FV
Blk 7 TOH YI DR
Dec 2025 · Floor 07 TO 09
+7.6% vs FV
Blk 15 TOH YI DR
Nov 2025 · Floor 01 TO 03
-2.4% vs FV
Blk 15 TOH YI DR
Sep 2025 · Floor 01 TO 03
+0.9% vs FV
Blk 2 TOH YI DR
Aug 2025 · Floor 10 TO 12
+6.6% vs FV
Blk 7 TOH YI DR
Jun 2025 · Floor 01 TO 03
-1.3% vs FV
Blk 15 TOH YI DR
May 2025 · Floor 01 TO 03
-2.8% vs FV
Blk 3 TOH YI DR
May 2025 · Floor 07 TO 09
+7.2% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
+3.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bukit Timah, with a remaining lease of 69 years, stands at an estimated value of $3,801,624, translating to a price per square foot (PSF) of $845. This valuation is notably positioned above the market average, reflecting a substantial 63.1% premium compared to the baseline established through recent transactions. Such a significant deviation indicates strong demand and a competitive market environment, particularly for properties in this prestigious district.
In analyzing the market dynamics, it is critical to consider the context of the 19 recent HDB resale transactions within the vicinity. These transactions provide a benchmark that underscores the desirability of the Bukit Timah area, known for its affluent demographic and proximity to quality amenities. The model confidence for this valuation is categorized as medium, suggesting a degree of variability in the market but also highlighting the resilience and potential for appreciation in value, particularly as the remaining lease period remains substantial. Investors and homeowners alike should weigh these factors carefully, as the combination of a favorable lease length and premium pricing reflects a unique opportunity in Singapore's evolving property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.