Jalan Sinar Bintang, Loyang East, East Region, Singapore
$6,300 /month






















*3D SCAN/VIRTUAL TOUR ON ENQUIRY Original Charm 3-story Inter Terrace in Changi Heights, District 17. Basic specification Land: 1733 sqft Build up: 3100 sqft Freehold Tenure 1 parking lot 5 bedroom 6 bathroom (All ensuites) Key Highlights: Exclusive Corner: Nestled in the quaint neighborhood of Loyang, this property is situated along Jln Sinar Bintang. This property offers buyers the epitome of tranquil landed living. As most landed owners drive, you will be happy to know that despite being away from amenities, this property is well-connected to 3 major expressways namely TPE, PIE, and ECP that connect you to most parts of Singapore. Unblock facing: When it comes to landed property, especially the terraces, they are built so close to one another making the area seem so congested. However, this property is located right in front of a park which provides an abundance of greenery and openness. Functional Layout: The house offers a well-planned layout (5 ensuites) that maximizes space and comfort, providing you with both privacy and togetherness as needed. Property Details: Amenities by Level: Level 1: Car Porch Laundry area/yard Kitchen Ensuite Helper/granny room Powder Room Spacious living Hall Level 2: 2 Ensuites bedrooms (incl Master) Level 3: 2 Ensuite bedrooms Family area Whether you are looking to right-size from your current property or upgrading to your first landed property, this could be the perfect one for you if you value exclusivity. NOTE: All land and built-up areas are approximate measurements and subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the sale Brought to you by, William Hong Huttons Landed Division
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Total Transactions
13
Average Price
S3.1M
Total Value
S40.0M
Calculating fair value from URA transaction data…

License: L3008899K
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Estimated sale value based on 323 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.86M
S$599 psf
Asking Price
S$6,300
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
323 comps
Nearest MRT
Tampines East
2117m 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 584 PASIR RIS ST 53 Floor 10 TO 12 | 1,582sqft | S$996,888 | ▲S$630 +5.2% vs FV | 99yr from 1995 |
Apr 2026 | Blk 584 PASIR RIS ST 53 Floor 10 TO 12 | 1,582sqft | S$996,888 | ▲S$630 +5.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 536 PASIR RIS DR 1 Floor 10 TO 12 | 1,582sqft | S$1,088,888 | ▲S$688 +14.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$925,000 | ▼S$597 -0.3% vs FV | 99yr from 1992 |
Feb 2026 | Blk 543 PASIR RIS ST 51 Floor 04 TO 06 | 1,539sqft | S$918,000 | ▼S$596 -0.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 505 PASIR RIS ST 52 Floor 10 TO 12 | 1,572sqft | S$950,000 | ▲S$605 +1.0% vs FV | 99yr from 1993 |
Feb 2026 | Blk 501 PASIR RIS ST 52 Floor 13 TO 15 | 1,572sqft | S$1,000,000 | ▲S$636 +6.2% vs FV | 99yr from 1993 |
Feb 2026 | Blk 506 PASIR RIS ST 52 Floor 04 TO 06 | 1,561sqft | S$930,000 | ▼S$596 -0.5% vs FV | 99yr from 1993 |
Jan 2026 | Blk 535 PASIR RIS DR 1 Floor 01 TO 03 | 1,615sqft | S$890,000 | ▼S$551 -8.0% vs FV | 99yr from 1992 |
Jan 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$938,000 | ▲S$605 +1.0% vs FV | 99yr from 1992 |
Jan 2026 | Blk 537 PASIR RIS ST 51 Floor 01 TO 03 | 1,518sqft | S$955,000 | ▲S$629 +5.0% vs FV | 99yr from 1992 |
Blk 584 PASIR RIS ST 53
Apr 2026 · Floor 10 TO 12
+5.2% vs FV
Blk 584 PASIR RIS ST 53
Apr 2026 · Floor 10 TO 12
+5.2% vs FV
Blk 536 PASIR RIS DR 1
Mar 2026 · Floor 10 TO 12
+14.9% vs FV
Blk 533 PASIR RIS DR 1
Mar 2026 · Floor 01 TO 03
-0.3% vs FV
Blk 543 PASIR RIS ST 51
Feb 2026 · Floor 04 TO 06
-0.5% vs FV
Blk 505 PASIR RIS ST 52
Feb 2026 · Floor 10 TO 12
+1.0% vs FV
Blk 501 PASIR RIS ST 52
Feb 2026 · Floor 13 TO 15
+6.2% vs FV
Blk 506 PASIR RIS ST 52
Feb 2026 · Floor 04 TO 06
-0.5% vs FV
Blk 535 PASIR RIS DR 1
Jan 2026 · Floor 01 TO 03
-8.0% vs FV
Blk 533 PASIR RIS DR 1
Jan 2026 · Floor 01 TO 03
+1.0% vs FV
Blk 537 PASIR RIS ST 51
Jan 2026 · Floor 01 TO 03
+5.0% vs FV
HELIOS AI Analysis
The HDB Executive unit located in Pasir Ris, with a remaining lease of 75 years, is currently valued at an estimated $1,856,152, translating to a price per square foot (PSF) of $599. This valuation places the property at a market signal reflecting a zero percent difference from the baseline, indicating stability in pricing within the local HDB market. The high model confidence, derived from an analysis of 323 recent resale transactions in the vicinity, underscores the robustness of this valuation.
In the context of Singapore's evolving real estate landscape, the Pasir Ris area continues to demonstrate resilience, driven by factors such as accessibility, local amenities, and community development. The remaining lease of 75 years aligns well with buyer preferences for longevity and investment potential, particularly in a market where lease decay can significantly impact property value. As the demand for HDB units persists, this executive flat stands as a compelling opportunity, appealing to both families seeking spacious living and investors looking for stable asset appreciation in a well-established district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.