Lengkok Mariam, Flora Drive, East Region, Singapore
$12,500,000
A rare architectural masterpiece located in one of only two 3-storey detached housing zones in Singapore. Completed in 2021, this home is in pristine, move-in-ready condition and comes fully furnished with tasteful designer interiors. Set on an elevated plot, the property enjoys unblocked greenery views, excellent privacy, and a tranquil, resort-style living environment. The home features spacious living and dining areas, a gourmet kitchen, and seamless indoor-outdoor flow leading to an infinity pool and alfresco dining deck. The layout includes multiple ensuite bedrooms with walk-in closets, a master suite with private terrace, family and entertainment areas, as well as a versatile high-ceiling fitness room that can be converted into an additional bedroom. Additional spaces such as a study room, granny’s room, laundry, and storage provide functionality for multi-generational living. Located in the peaceful enclave of District 17, it is just a short drive to Loyang Point, Tampines Mall, Downtown East, and major expressways including TPE, PIE, and KPE. Car porch accommodates 4 to 5 vehicles, and the home is equipped with a private lift serving all levels.
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Total Transactions
12
Average Price
S4.0M
Total Value
S47.7M
Calculating fair value from URA transaction data…


License: L3011034Z
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Automated Valuation based on 405 HDB resale transactions (data.gov.sg) · 22 outliers removed (IQR)
Fair Value
S$701,514
S$561 psf
Asking Price
S$12.50M
S$8,317 psf
vs Market
+1681.9%
vs Last Done
+1354.0%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
405 comps
Nearest MRT
Tampines East
1833m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
405 comparable transactions
S$534
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$561
Recent Comparable Transactions
10 shown · 405 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 638 PASIR RIS DR 1 Floor 10 TO 12 | 1,302sqft | S$745,000 | ▲S$572 +2.0% vs FV | 99yr from 1995 |
Apr 2026 | Blk 638 PASIR RIS DR 1 Floor 10 TO 12 | 1,302sqft | S$745,000 | ▲S$572 +2.0% vs FV | 99yr from 1995 |
Apr 2026 | Blk 637 PASIR RIS DR 1 Floor 10 TO 12 | 1,302sqft | S$730,000 | ▼S$560 -0.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 614 ELIAS RD Floor 01 TO 03 | 1,378sqft | S$680,000 | ▼S$494 -11.9% vs FV | 99yr from 1996 |
Mar 2026 | Blk 635 PASIR RIS DR 1 Floor 04 TO 06 | 1,324sqft | S$702,000 | ▼S$530 -5.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 630 PASIR RIS DR 3 Floor 13 TO 15 | 1,292sqft | S$800,000 | ▲S$619 +10.3% vs FV | 99yr from 1995 |
Feb 2026 | Blk 615 ELIAS RD Floor 04 TO 06 | 1,442sqft | S$807,000 | ▼S$559 -0.4% vs FV | 99yr from 1996 |
Feb 2026 | Blk 637 PASIR RIS DR 1 Floor 04 TO 06 | 1,313sqft | S$738,000 | ▲S$562 +0.2% vs FV | 99yr from 1995 |
Feb 2026 | Blk 629 PASIR RIS DR 3 Floor 04 TO 06 | 1,313sqft | S$740,000 | ▲S$564 +0.5% vs FV | 99yr from 1995 |
Jan 2026 | Blk 611 ELIAS RD Floor 01 TO 03 | 1,442sqft | S$768,000 | ▼S$532 -5.2% vs FV | 99yr from 1995 |
Jan 2026 | Blk 634 PASIR RIS DR 1 Floor 07 TO 09 | 1,313sqft | S$745,000 | ▲S$567 +1.1% vs FV | 99yr from 1995 |
Blk 638 PASIR RIS DR 1
Apr 2026 · Floor 10 TO 12
+2.0% vs FV
Blk 638 PASIR RIS DR 1
Apr 2026 · Floor 10 TO 12
+2.0% vs FV
Blk 637 PASIR RIS DR 1
Apr 2026 · Floor 10 TO 12
-0.2% vs FV
Blk 614 ELIAS RD
Mar 2026 · Floor 01 TO 03
-11.9% vs FV
Blk 635 PASIR RIS DR 1
Mar 2026 · Floor 04 TO 06
-5.5% vs FV
Blk 630 PASIR RIS DR 3
Mar 2026 · Floor 13 TO 15
+10.3% vs FV
Blk 615 ELIAS RD
Feb 2026 · Floor 04 TO 06
-0.4% vs FV
Blk 637 PASIR RIS DR 1
Feb 2026 · Floor 04 TO 06
+0.2% vs FV
Blk 629 PASIR RIS DR 3
Feb 2026 · Floor 04 TO 06
+0.5% vs FV
Blk 611 ELIAS RD
Jan 2026 · Floor 01 TO 03
-5.2% vs FV
Blk 634 PASIR RIS DR 1
Jan 2026 · Floor 07 TO 09
+1.1% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $701,514.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.