Mariam Way, Flora Drive, East Region, Singapore
$4,200,000
Brand New Listing - Modern & Well Renovated House in Move-in Condition! *Photos are purely for illustration purposes* Contact me now to find out more! Key Features: - Facing East - Wide Roads for Ease of Parking - Modernised, Move-in Condition - Rooms attached with balconies - Progressive renovations worth $600K - Auto blinds installed throughout the house - Extensions has been done to create an additional room on Level 3 Level 1: - Car Porch - Gardening Space - Living Area - Dining Area - Segregated Dry and Wet Kitchen - Granny's Room Ensuite Level 2: - Master Bedroom Ensuite w/ Balcony - 2 Common Bedrooms w/ Balcony - Common Toilet Level 3: - 2 Common Bedrooms - Common Toilet Attic: - Huge storage space with built-in retractable stairs technology from Norway Supermarkets Nearby: ACE Signature (Liv@Changi) - 0.14km Giant (Loyang Point) - 0.87km Sheng Shiong Supermarket (Loyang Point) - 0.87km Transport: CR3 Loyang MRT (U/C) - 1.23km DT33 Tampines East MRT - 1.56km Shopping Malls: Liv@Changi - 0.14km Loyang Point - 0.87km E!Hub Downtown East - 2.33km White Sands Shopping Centre - 2.56km Tampines 1 - 2.71km Schools: The Japanese School -0.74km East Spring Primary School - 1.06km White Sands Primary School - 1.10km Pasir Ris Primary School - 1.52km East Spring Secondary School - 0.97km Dunman Secondary School - 1.42km Other Tags: Mariam Way Mariam Walk Jalan Mariam Toh Crescent Jalan Chelagi Jalan Batalong East Chin Terrace Upper Changi Road East
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Total Transactions
15
Average Price
S3.2M
Total Value
S47.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 277 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.69M
S$529 psf
Asking Price
S$4.20M
S$2,390 psf
vs Market
+148.1%
vs Last Done
+327.5%
Tenure
65 yrs
99-year Leasehold · Balance remaining
Confidence
High
277 comps
Nearest MRT
Tampines East
1638m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
277 comparable transactions
S$570
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.929
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$529
Recent Comparable Transactions
10 shown · 277 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 +5.7% vs FV | 99yr from 1995 |
Apr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▲S$559 +5.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -3.0% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▲S$585 +10.6% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +14.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 651 PASIR RIS DR 10 Floor 04 TO 06 | 1,539sqft | S$872,000 | ▲S$567 +7.2% vs FV | 99yr from 1995 |
Feb 2026 | Blk 644 PASIR RIS DR 10 Floor 10 TO 12 | 1,539sqft | S$920,000 | ▲S$598 +13.0% vs FV | 99yr from 1995 |
Jan 2026 | Blk 601 ELIAS RD Floor 10 TO 12 | 1,658sqft | S$980,000 | ▲S$591 +11.7% vs FV | 99yr from 1995 |
Jan 2026 | Blk 648 PASIR RIS DR 10 Floor 07 TO 09 | 1,604sqft | S$899,000 | ▲S$561 +6.0% vs FV | 99yr from 1995 |
Jan 2026 | Blk 648 PASIR RIS DR 10 Floor 01 TO 03 | 1,604sqft | S$872,000 | ▲S$544 +2.8% vs FV | 99yr from 1995 |
Jan 2026 | Blk 642 PASIR RIS DR 10 Floor 01 TO 03 | 1,604sqft | S$860,000 | ▲S$536 +1.3% vs FV | 99yr from 1995 |
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
+5.7% vs FV
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
+5.7% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-3.0% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
+10.6% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+14.2% vs FV
Blk 651 PASIR RIS DR 10
Mar 2026 · Floor 04 TO 06
+7.2% vs FV
Blk 644 PASIR RIS DR 10
Feb 2026 · Floor 10 TO 12
+13.0% vs FV
Blk 601 ELIAS RD
Jan 2026 · Floor 10 TO 12
+11.7% vs FV
Blk 648 PASIR RIS DR 10
Jan 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 648 PASIR RIS DR 10
Jan 2026 · Floor 01 TO 03
+2.8% vs FV
Blk 642 PASIR RIS DR 10
Jan 2026 · Floor 01 TO 03
+1.3% vs FV
HELIOS AI Analysis
The HDB Executive unit located in Pasir Ris, with a remaining lease of 65 years, presents a compelling valuation of $1,693,127, translating to $529 PSF. This valuation is notably positioned above the current market baseline, representing an exceptional 148.1% difference. Such a significant premium indicates strong demand dynamics in the area, bolstered by a robust market activity evidenced by 277 recent HDB resale transactions in the vicinity.
Several factors contribute to this elevated valuation. The remaining lease term of 65 years is considered attractive within the context of Singapore's HDB market, where lease duration plays a critical role in property desirability and investment potential. Pasir Ris is known for its family-friendly environment and strategic location, which enhances the appeal of this executive unit. The high model confidence associated with this valuation further underscores the reliability of the data, suggesting that prospective buyers might find this property not only a residential asset but a wise investment opportunity in a thriving market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.