Upper Changi Road North, Loyang East, East Region, Singapore
$6,200,000
















Land size: 4329sqft (Regular Land Shape) Built up: 6907sqft Nestled in the tranquil landed enclave, come home to this legacy gem for your multi generations and your love ones! A modern and luxurious home with an excellent layout and convenient accessibility. ✔ 3 Storey + Basement. ✔ Ample parking space for 7 cars. ✔ 4 Ensuite bedrooms, 2 guests rooms, 1 helper’s room, 2 service yards. ✔ Elegantly renovated, move in condition. ✔ Spacious and luxurious layout. ✔ Well maintained garden with herbs and fruit trees. ✔ Bright with lots of natural lights, and breezy. No west sun. ✔ 1min walk to bus stop that brings you to Tampines Interchange and Upp Changi MRT station (10min by bus), 3min walk to Changi Chapel & Museum, 4min drive to Loyang Point. ✔ 4min walk future Parc Komo, coming mixed development with retail shops, restaurants and Fairprice Finest. Our owners have redesigned the space for each member of the family and the current layout houses each of the following: Basement – Indoor and Outdoor Car park, Entertainment Room, Storage cabinets, Garden with fruit trees Mezzanine – Swimming pool, patio and Garden 1st Storey – Living Area, Dry Kitchen, Wet Kitchen, Dining Area, granny’s room with ensuite, Helper’s room with yard bathroom and powder room, Food Store, Tools Store, Service Yard 2nd Storey – Master bedroom (ensuite), Junior Master (ensuite) and Guest room 3rd Storey – Junior Master (ensuite), Entertainment Hall, 1 Common bathroom, 1 Store, 1 huge room/ home office. ==================================== Contact Irene 8683 XXXX for an exclusive brochure and viewing!
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Total Transactions
2
Average Price
S3.6M
Total Value
S7.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 330 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$4.15M
S$601 psf
Asking Price
S$6.20M
S$898 psf
vs Market
+49.5%
vs Last Done
+41.0%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
330 comps
Nearest MRT
Tampines East
2272m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
330 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$601
Recent Comparable Transactions
10 shown · 330 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 531 PASIR RIS DR 1 Floor 01 TO 03 | 1,582sqft | S$1,008,000 | ▲S$637 +6.0% vs FV | 99yr from 1992 |
May 2026 | Blk 531 PASIR RIS DR 1 Floor 01 TO 03 | 1,582sqft | S$1,008,000 | ▲S$637 +6.0% vs FV | 99yr from 1992 |
May 2026 | Blk 504 PASIR RIS ST 52 Floor 10 TO 12 | 1,615sqft | S$1,000,000 | ▲S$619 +3.0% vs FV | 99yr from 1993 |
Apr 2026 | Blk 508 PASIR RIS ST 52 Floor 07 TO 09 | 1,561sqft | S$950,000 | ▲S$609 +1.3% vs FV | 99yr from 1993 |
Apr 2026 | Blk 584 PASIR RIS ST 53 Floor 10 TO 12 | 1,582sqft | S$996,888 | ▲S$630 +4.8% vs FV | 99yr from 1995 |
Mar 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$925,000 | ▼S$597 -0.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 536 PASIR RIS DR 1 Floor 10 TO 12 | 1,582sqft | S$1,088,888 | ▲S$688 +14.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 543 PASIR RIS ST 51 Floor 04 TO 06 | 1,539sqft | S$918,000 | ▼S$596 -0.8% vs FV | 99yr from 1992 |
Feb 2026 | Blk 505 PASIR RIS ST 52 Floor 10 TO 12 | 1,572sqft | S$950,000 | ▲S$605 +0.7% 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 +5.8% vs FV | 99yr from 1993 |
Feb 2026 | Blk 506 PASIR RIS ST 52 Floor 04 TO 06 | 1,561sqft | S$930,000 | ▼S$596 -0.8% vs FV | 99yr from 1993 |
Blk 531 PASIR RIS DR 1
May 2026 · Floor 01 TO 03
+6.0% vs FV
Blk 531 PASIR RIS DR 1
May 2026 · Floor 01 TO 03
+6.0% vs FV
Blk 504 PASIR RIS ST 52
May 2026 · Floor 10 TO 12
+3.0% vs FV
Blk 508 PASIR RIS ST 52
Apr 2026 · Floor 07 TO 09
+1.3% vs FV
Blk 584 PASIR RIS ST 53
Apr 2026 · Floor 10 TO 12
+4.8% vs FV
Blk 533 PASIR RIS DR 1
Mar 2026 · Floor 01 TO 03
-0.7% vs FV
Blk 536 PASIR RIS DR 1
Mar 2026 · Floor 10 TO 12
+14.5% vs FV
Blk 543 PASIR RIS ST 51
Feb 2026 · Floor 04 TO 06
-0.8% vs FV
Blk 505 PASIR RIS ST 52
Feb 2026 · Floor 10 TO 12
+0.7% vs FV
Blk 501 PASIR RIS ST 52
Feb 2026 · Floor 13 TO 15
+5.8% vs FV
Blk 506 PASIR RIS ST 52
Feb 2026 · Floor 04 TO 06
-0.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Pasir Ris, with a remaining lease of 86 years, has been assessed at an impressive estimated value of $4,148,324, translating to a remarkable $601 PSF. This valuation notably exceeds the market baseline by 49.5%, positioning this property firmly above market expectations. Such a significant premium indicates a strong demand in the Pasir Ris area, driven by various factors including its strategic location, community amenities, and the overall desirability of the HDB Executive model among prospective buyers.
The model confidence rating is classified as High, substantiated by a comprehensive analysis of 330 recent HDB resale transactions in the vicinity. This robust dataset provides a reliable foundation for the valuation, reflecting the dynamic nature of the HDB market in Singapore. As the remaining lease of 86 years offers substantial longevity for occupancy, this property not only represents a valuable asset for current homeowners but also appeals to potential investors seeking long-term growth in a thriving residential sector. The positive market signal underscores the resilience and attractiveness of the HDB market, particularly in the Pasir Ris region.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.