Jalan Sinar Bintang, Loyang East, East Region, Singapore
$4,800,000























MOVE IN READY! Freehold Semi D in Toh Ave, Changi Heights Estate for Sale! Call Val Lin ☎️ 8800 XXXX to view today! Presenting an exquisite opportunity to own a slice of luxury in one of Singapore's most coveted locations - Toh Avenue, Changi Heights Estate. This rarely available Semi-Detached House is now up for grabs! This beautifully renovated, move in ready remarkable property is perfectly suited for first-time home buyers and young professionals seeking a stylish abode, as well as those venturing into the luxury market. Constructed in 2006, this freehold property is a gem in the heart of District D17. Spread across a spacious 3156 sqft, it offers a brilliant northwest facing orientation and spans 3 stories. The house is move-in ready, tastefully renovated with exquisite European marble and fittings, ensuring a polished and luxurious feel. It hosts 5 1 bedrooms, 6 bathrooms (4 ensuite), ensuring ample space for comfortable living. This Semi-Detached House is not just a property; it's a lifestyle statement. Located in the heart of URA's Changi Region Urbanisation and Transformation Plans, it stands in the vicinity of Changi North Ind Estate, Changi Airport, Changi Business Park, and Singapore Expo. Don't let this opportunity pass you by. Jalan Loyang Besar Mariam Way Jalan Pernama, BUKIT LOYANG ESTATE Jalan Chelagi CHANGI GROVE Jalan Mariam CHANGI HEIGHTS Jalan Sinar Bulan CLYDESCOVE Loyang Place CLYDESVILLE Jalan Loyang Besar LIRIA TERRACE Upper Changi Road North Loyang Besar Close LOYANG TERRACE LOYANG VILLAS Loyang View LOYANG VILLE SPRING-BROOK TERRACE TANAH MERAH PARK Tanah Merah Besar Lane TOH ESTATE Toh Street Toh Drive Toh Crescent Toh close VICTORY VILLE Upper Changi Road Singapore Expo Jewel Mall
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Total Transactions
13
Average Price
S3.1M
Total Value
S40.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 329 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$2.64M
S$600 psf
Asking Price
S$4.80M
S$1,091 psf
vs Market
+81.7%
vs Last Done
+102.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
329 comps
Nearest MRT
Tampines East
2117m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
329 comparable transactions
S$572
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$600
Recent Comparable Transactions
10 shown · 329 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 645 PASIR RIS DR 10 Floor 04 TO 06 | 1,593sqft | S$860,000 | ▼S$540 -10.0% vs FV | 99yr from 1995 |
May 2026 | Blk 645 PASIR RIS DR 10 Floor 04 TO 06 | 1,593sqft | S$860,000 | ▼S$540 -10.0% vs FV | 99yr from 1995 |
Apr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▼S$559 -6.8% vs FV | 99yr from 1995 |
Apr 2026 | Blk 608 ELIAS RD Floor 16 TO 18 | 1,604sqft | S$980,000 | ▲S$611 +1.8% vs FV | 99yr from 1995 |
Apr 2026 | Blk 646 PASIR RIS DR 10 Floor 01 TO 03 | 1,582sqft | S$930,000 | ▼S$588 -2.0% vs FV | 99yr from 1995 |
Apr 2026 | Blk 647 PASIR RIS DR 10 Floor 04 TO 06 | 1,615sqft | S$890,000 | ▼S$551 -8.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -2.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +0.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 651 PASIR RIS DR 10 Floor 04 TO 06 | 1,539sqft | S$872,000 | ▼S$567 -5.5% vs FV | 99yr from 1995 |
Feb 2026 | Blk 644 PASIR RIS DR 10 Floor 10 TO 12 | 1,539sqft | S$920,000 | ▼S$598 -0.3% vs FV | 99yr from 1995 |
Blk 645 PASIR RIS DR 10
May 2026 · Floor 04 TO 06
-10.0% vs FV
Blk 645 PASIR RIS DR 10
May 2026 · Floor 04 TO 06
-10.0% vs FV
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
-6.8% vs FV
Blk 608 ELIAS RD
Apr 2026 · Floor 16 TO 18
+1.8% vs FV
Blk 646 PASIR RIS DR 10
Apr 2026 · Floor 01 TO 03
-2.0% vs FV
Blk 647 PASIR RIS DR 10
Apr 2026 · Floor 04 TO 06
-8.2% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.5% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-2.5% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+0.7% vs FV
Blk 651 PASIR RIS DR 10
Mar 2026 · Floor 04 TO 06
-5.5% vs FV
Blk 644 PASIR RIS DR 10
Feb 2026 · Floor 10 TO 12
-0.3% vs FV
HELIOS AI Analysis
The HDB Executive property located in Pasir Ris, with a remaining lease of 75 years, presents a compelling valuation of $2,641,714, translating to an impressive $600 per square foot. This valuation is noteworthy, as it indicates a significant market signal that is positioned above the baseline by 81.7%. Such a substantial deviation from the baseline reflects strong demand dynamics in the Pasir Ris area, underpinned by a robust local economy and a growing demographic of homebuyers seeking spacious living options in a well-connected residential enclave.
With a high model confidence rating, derived from an analysis of 329 recent HDB resale transactions in the vicinity, this valuation not only substantiates the premium pricing but also highlights the resilience of the HDB market in this region. Factors contributing to this above-market valuation include the strategic location of Pasir Ris, its accessibility to public transport, and the presence of essential amenities that enhance the overall living experience. As the urban landscape continues to evolve, properties like this HDB Executive will remain highly sought after, making it a strategic investment for discerning buyers looking to capitalize on Singapore's dynamic real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.