Jalan Sinar Bulan, Loyang East, East Region, Singapore
$6,400 /month
Experience true landed living in this expansive 5 bedroom terrace home at Changi Heights , a peaceful and private residential enclave ideal for expatriate families and corporate tenants. Offering approximately 3,200 sqft of generous living space, this well-maintained home provides the comfort, privacy and functionality that families relocating to Singapore appreciate. Property Highlights: * 5 spacious bedrooms, including 4 ensuite rooms * Helper’s room with bath * Large master suite with walk-in wardrobe, bathtub & double vanity * Bright and airy living & dining areas * Private patio with new decking – ideal for outdoor relaxation * New Modern kitchen fitted with hob, hood, oven & fridge * Own Private parking Excellent Connectivity & Convenience * Minutes to Changi Airport – perfect for frequent travellers and aviation professionals * Easy access to ECP, TPE & PIE for seamless travel to the CBD and city centre * Close to Loyang Point, Tampines Mall, Jewel Changi Airport & lifestyle amenities * Near reputable international schools including: UWC South East Asia (East Campus) Overseas Family School Nexus International School (Singapore) Singapore Japanese School (Changi Campus) Enjoy the rare luxury of space, privacy and tranquillity while remaining well connected to the city. Ideal for expatriate families, multinational executives, and corporate leases. Contact 9145 XXXX today for an exclusive viewing
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Total Transactions
13
Average Price
S3.1M
Total Value
S40.0M
Calculating fair value from URA transaction data…
Estimated sale value based on 332 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.91M
S$597 psf
Asking Price
S$6,400
S$2 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
332 comps
Nearest MRT
Tampines East
2117m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
332 comparable transactions
S$568
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$597
Recent Comparable Transactions
10 shown · 332 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.1% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.1% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -2.0% 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 +15.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$925,000 | ▼S$597 0.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 456 PASIR RIS DR 4 Floor 04 TO 06 | 1,539sqft | S$900,000 | ▼S$585 -2.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 203 PASIR RIS ST 21 Floor 01 TO 03 | 1,572sqft | S$930,000 | ▼S$592 -0.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 466 PASIR RIS ST 41 Floor 07 TO 09 | 1,593sqft | S$940,888 | ▼S$591 -1.0% vs FV | 99yr from 1992 |
Feb 2026 | Blk 644 PASIR RIS DR 10 Floor 10 TO 12 | 1,539sqft | S$920,000 | ▲S$598 +0.2% vs FV | 99yr from 1995 |
Feb 2026 | Blk 408 PASIR RIS DR 6 Floor 10 TO 12 | 1,582sqft | S$975,000 | ▲S$616 +3.2% vs FV | 99yr from 1990 |
Feb 2026 | Blk 543 PASIR RIS ST 51 Floor 04 TO 06 | 1,539sqft | S$918,000 | ▼S$596 -0.2% vs FV | 99yr from 1992 |
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.1% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.1% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-2.0% vs FV
Blk 536 PASIR RIS DR 1
Mar 2026 · Floor 10 TO 12
+15.2% vs FV
Blk 533 PASIR RIS DR 1
Mar 2026 · Floor 01 TO 03
0.0% vs FV
Blk 456 PASIR RIS DR 4
Mar 2026 · Floor 04 TO 06
-2.0% vs FV
Blk 203 PASIR RIS ST 21
Mar 2026 · Floor 01 TO 03
-0.8% vs FV
Blk 466 PASIR RIS ST 41
Mar 2026 · Floor 07 TO 09
-1.0% vs FV
Blk 644 PASIR RIS DR 10
Feb 2026 · Floor 10 TO 12
+0.2% vs FV
Blk 408 PASIR RIS DR 6
Feb 2026 · Floor 10 TO 12
+3.2% vs FV
Blk 543 PASIR RIS ST 51
Feb 2026 · Floor 04 TO 06
-0.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive flat in Pasir Ris, with a remaining lease of 75 years, stands at an estimated value of $1,909,213, translating to a price per square foot (PSF) of $597. This valuation is particularly significant as it reflects a market price that shows no deviation from the baseline, indicating a stable demand and supply equilibrium in the current real estate landscape. Such stability is a positive market signal, suggesting that buyers are willing to pay a premium for properties in this area, which is characterized by its strategic location and comprehensive amenities.
With a model confidence rating classified as high, this valuation is supported by a robust dataset of 332 recent HDB resale transactions in the vicinity. This data not only reinforces the accuracy of the estimated value but also highlights the competitive nature of the HDB market in Pasir Ris. The remaining lease of 75 years is a vital factor in the valuation, as it provides prospective buyers with a significant timeframe to maximize their investment. As the market dynamics evolve, properties like this Executive flat are likely to remain sought after, especially in a region that offers a blend of convenience and quality living.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.