Boon Teck Road, Balestier, Central Region, Singapore
$7,200,000
Luxe - where tranquility & convenience meets. Nestled along the quiet streets of Boon Teck Road in a low-density neighbourhood brings about utmost living & travelling convenience as it is located near bus stop. Walking distance to Balestier Plaza & Shaw Plaza with few mins drive to Zhongshan Mall & a variety of eateries spots like Balestier market & Whampoa food centre nearby. Parents with school-going kids can be ensured their little ones have a head start in life with CHIJ Primary (Toa Payoh) School & Hong Wen School within close proximity. Luxe is a modern architerctural design with sleek contemporary layouts. Taking centrestage is a modern spiral staircase that accentuates the chic and modern interiors. Discover a beautifully designed intermediate terrace home that blends comfort, functionality & modern living. This residence is thoughtfully planned to accommodate multigenerational families & those who appreciate spacious, well‑zoned interiors. - 3-Storey (5 Levels) Layout + Attic Generous vertical space offering privacy, flexibility & room for every family member, indoor & outdoor. - Private Home Lift Seamless access to all levels, enhancing convenience & future‑proofing the home. - 2 Dedicated Parking Lots Ample space for family vehicles or guests. - 2 Fully-Furnished Powder Rooms Conveniently located for visitors without compromising bedroom privacy. - 5 Spacious Bedrooms Each room is designed to maximize comfort (aircon) and natural light, comes with customised built-in wardrobes with drawers & necessary fittings in laminate finish and soft-closing mechanisms. - 5 Well-Appointed Bathrooms Ensuring every bedroom enjoys its own private or ensuite bath which is fully furnished. - Fully Equipped Dry & Wet Kitchen With hob, hood, steam oven, oven, refrigerator, wine chiller & built-in cabinets means that you are ready for heavy cooking, meal prep & hosting gatherings. Schedule an exclusive meeting today with me & make this dream house yours!
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Total Transactions
6
Average Price
S3.9M
Total Value
S23.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 73 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$4.57M
S$843 psf
Asking Price
S$7.20M
S$4,990 psf
vs Market
+57.5%
vs Last Done
+532.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
73 comps
Nearest MRT
Toa Payoh
721m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
73 comparable transactions
S$787
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$843
Recent Comparable Transactions
10 shown · 73 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
May 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
May 2026 | Blk 401 SIN MING AVE Floor 01 TO 03 | 1,668sqft | S$1,140,000 | ▼S$683 -19.0% vs FV | 99yr from 1985 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.4% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -4.3% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +6.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.9% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -2.1% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +5.6% vs FV | 99yr from 1987 |
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-6.4% vs FV
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-6.4% vs FV
Blk 401 SIN MING AVE
May 2026 · Floor 01 TO 03
-19.0% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.4% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-4.3% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-6.4% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.6% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+6.4% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.9% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-2.1% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+5.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Bishan, currently estimated at $4,571,489 with a price per square foot of $843, indicates a noteworthy market position. With a remaining lease of 75 years, this property stands out not only for its longevity but also for its substantial valuation, which is 57.5% above the baseline market rate. This premium pricing suggests a robust demand and a favorable perception of the Bishan district, known for its strategic location and comprehensive amenities.
Our analysis, grounded in 73 recent HDB resale transactions in the vicinity, reveals a high model confidence level, affirming that the current valuation reflects the prevailing market dynamics accurately. The significant premium indicates that buyers are willing to invest in properties within this area, likely driven by Bishan's reputation as a highly sought-after residential locale. The combination of limited supply and strong demand continues to fuel this upward trajectory in property values, making this HDB Executive an attractive option for discerning buyers seeking both quality and longevity in their real estate investments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.