Upper Changi Road North, Loyang East, East Region, Singapore
$14,800,000






















⭐️ New exclusive listing ⭐️ Stunning modern two storeys bungalow with basement Tastefully designed by renowned architect Comes with swimming pool 6 bedrooms and 8 bathrooms Spacious car porch Rebuilt in Year 2017, A&A in year 2025 Excellent location district 17 Serious seller, selling below valuation. Call Gina at 9735XXXX for an exclusive viewing now! **Exquisite Architectural Masterpiece in Toh Estate** Discover the ultimate blend of elegance and functionality in this magnificent home located in the serene environs of Toh Estate. This property, perfectly designed for those with discerning tastes, offers a spacious living environment over two impressive storeys, complete with a basement. With meticulous attention to detail in its renovations, this home is a sanctuary of style and comfort. **Property Details:** - Price: $14,800,000 - Bedrooms: More than 5 - Bathrooms: 8 - Land Size: 9,970 square feet - Rebuilt: 2017 - Addition and Alteration: 2020 - Tastefully renovated - Structure: 2 storeys with a basement **Educational Institutions Nearby:** - White Lodge Kindergarten (Upper East Coast): 0.16 km - Brainy Bunch Pasir Ris Pte. Ltd: 0.88 km - Bethesda (Pasir Ris) Kindergarten: 0.96 km **Transport Connectivity:** - Upcoming Loyang MRT Station: 0.81 km This exquisite property is more than just a home; it is a statement of sophisticated living. With its strategic location, you can enjoy the convenience of proximity to reputable educational institutions and seamless connectivity to the city. The upcoming Loyang MRT, merely a short walk away, promises to enhance accessibility, making your commute effortless. For those seeking a home that reflects their success and offers a tranquil lifestyle, this property is an opportunity not to be missed. Experience the epitome of refined living at Toh Estate. Contact Gina Tng at 9735XXXX to schedule a private viewing and take the first step towards owning this exceptional property. Act now, as such a rare g
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Total Transactions
2
Average Price
S3.6M
Total Value
S7.2M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 323 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$5.85M
S$599 psf
Asking Price
S$14.80M
S$1,516 psf
vs Market
+153.0%
vs Last Done
+171.2%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
323 comps
Nearest MRT
Tampines East
2272m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
323 comparable transactions
S$570
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$599
Recent Comparable Transactions
10 shown · 323 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▼S$559 -6.7% vs FV | 99yr from 1995 |
Apr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▼S$559 -6.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.4% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -2.3% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +0.8% vs FV | 99yr from 1995 |
Mar 2026 | Blk 651 PASIR RIS DR 10 Floor 04 TO 06 | 1,539sqft | S$872,000 | ▼S$567 -5.3% vs FV | 99yr from 1995 |
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 |
Jan 2026 | Blk 601 ELIAS RD Floor 10 TO 12 | 1,658sqft | S$980,000 | ▼S$591 -1.3% vs FV | 99yr from 1995 |
Jan 2026 | Blk 648 PASIR RIS DR 10 Floor 07 TO 09 | 1,604sqft | S$899,000 | ▼S$561 -6.3% vs FV | 99yr from 1995 |
Jan 2026 | Blk 648 PASIR RIS DR 10 Floor 01 TO 03 | 1,604sqft | S$872,000 | ▼S$544 -9.2% vs FV | 99yr from 1995 |
Jan 2026 | Blk 642 PASIR RIS DR 10 Floor 01 TO 03 | 1,604sqft | S$860,000 | ▼S$536 -10.5% vs FV | 99yr from 1995 |
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.4% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-2.3% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+0.8% vs FV
Blk 651 PASIR RIS DR 10
Mar 2026 · Floor 04 TO 06
-5.3% vs FV
Blk 644 PASIR RIS DR 10
Feb 2026 · Floor 10 TO 12
-0.2% vs FV
Blk 601 ELIAS RD
Jan 2026 · Floor 10 TO 12
-1.3% vs FV
Blk 648 PASIR RIS DR 10
Jan 2026 · Floor 07 TO 09
-6.3% vs FV
Blk 648 PASIR RIS DR 10
Jan 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 642 PASIR RIS DR 10
Jan 2026 · Floor 01 TO 03
-10.5% vs FV
HELIOS AI Analysis
The HDB Executive unit in Pasir Ris, with a remaining lease of 86 years, exhibits a remarkable valuation of $5,848,674, translating to an impressive $599 per square foot (PSF). The property’s estimated value positions it significantly above the market baseline, demonstrating a striking 153% premium compared to typical market rates. This elevated valuation is indicative of strong demand dynamics within the Pasir Ris area, supported by a robust framework of amenities and accessibility that enhances its desirability among potential buyers.
Our analysis is grounded in a comprehensive review of 323 recent HDB resale transactions in the vicinity, affirming a high model confidence level in this valuation. The persistent upward pressure on prices can be attributed to various factors, including the area's appeal as a family-friendly environment, the availability of recreational facilities, and proximity to essential services. Given the remaining lease of 86 years, this property not only promises substantial long-term value retention but also reflects the resilience of the HDB market in Pasir Ris amidst a competitive landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.