Upper Bukit Timah Road, Anak Bukit, Central Region, Singapore
$12,900,000







• 5 Spacious En-Suite Bedrooms + Helper’s Room • Soaring High Ceilings • Huge Sheltered Basement Parking • Private Pool & Home Lift • Rooftop Terrace with Unblocked Panoramic Hilltop View 3 Exclusive Bungalows, each offering a unique architectural style and individual charm! For info/ viewing, please reach out: Martin Goh 吴伟楠, Principal Consultant 9320.20.20 REALSTAR PREMIER GROUP PTE LTD CEA : R001839F | L3008563G Disclaimer: Photos used are for illustration only. The land and built-up areas are approximate, and are subjected to final survey. Information on the listing shall not create or constitute any commitment and warranty to the listed property. Also marketing other houses in these areas: Watten Estate | Mount Sinai | Grove Ave | Coronation Road | Coronation Road West | Namly Avenue | Namly Hill | Namly Grove | Namly View | Namly Gardens | Namly Rise | Namly Place | Namly Drive | Lim Tai See Walk | Jalan Lim Tai See | Allamanda Grove | Jalan Haji Alias, Holland Road, Berrima, Camborne, Dalkeith, Raffles Park, , Greenwood, Hua Guan Avenue, Oriole Crescent, Cassia Drive, Sunset Avenue, Vanda Road, Vanda Crescent, Vanda Drive, Sixth Avenue, Fifth Avenue, Goldhill Rise | Goldhill Avenue | Goldhill Drive | Mount Rosie Road | Fernhill Road | Stevens Close | Chancery Lane | Dyson | Merlimau | Novena | Jalan Novena Timor | Jalan Novena
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Total Transactions
16
Average Price
S1.8M
Total Value
S28.9M
Calculating fair value from URA transaction data…


License: L3008563G
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$10.89M
S$923 psf
Asking Price
S$12.90M
S$1,093 psf
vs Market
+18.4%
vs Last Done
+24.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Bukit Batok
3043m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$879
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$923
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -4.9% vs FV | 99yr from 1989 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -4.9% vs FV | 99yr from 1989 |
Sep 2024 | Blk 6 TOH YI DR Floor 04 TO 06 | 1,572sqft | S$1,370,000 | ▼S$872 -5.5% vs FV | 99yr from 1989 |
Aug 2024 | Blk 6 TOH YI DR Floor 10 TO 12 | 1,572sqft | S$1,392,000 | ▼S$886 -4.0% vs FV | 99yr from 1989 |
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-4.9% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-4.9% vs FV
Blk 6 TOH YI DR
Sep 2024 · Floor 04 TO 06
-5.5% vs FV
Blk 6 TOH YI DR
Aug 2024 · Floor 10 TO 12
-4.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in the highly sought-after Bukit Timah area reflects a premium positioning within the current market landscape. With an estimated value of $10,893,000, translating to $923 PSF, this property is notably priced 18.4% above the market baseline. Such a premium valuation suggests strong demand for HDB properties in this prestigious locale, driven by the area's appeal to both families and investors seeking long-term capital appreciation.
However, it is crucial to note that the model confidence for this valuation is categorized as low, indicating potential volatility in market conditions. The assessment is based on a limited dataset of three recent HDB resale transactions in the vicinity, which may not fully capture the broader market sentiment or emerging trends. This limited data set, combined with the remaining lease of 75 years, suggests that while the property enjoys a prime location, buyers should proceed with caution and conduct thorough due diligence before making investment decisions. The dynamics of the HDB market in Bukit Timah will be closely watched, as they may signal shifts in buyer preferences and pricing strategies moving forward.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.