Mount Sinai Lane, Ulu Pandan, Central Region, Singapore
$10,600,000



















Bungalow living at Semi-D quantum? That’s what this rare plot offers with 4369sqft of land—ideal for a growing family with 6 bedrooms and 6 bathrooms across 4000sqft of thoughtfully designed space across 2.5 storeys. WhatsApp Sarah X. +65 8949XXXX to schedule an exclusive presentation. Built in 1996 with solid construction, this detached home features 3.75m ceilings on the ground floor, with sunlight streaming through generous windows on all sides. The high ceilings and flowing layout creates a strong sense of presence and luxury that many other landed homes struggle to offer. Offering exceptional value for pure renovation and facade change, there’s potential to add a lift, increase GFA with an entertainment area to the attic and expand the master bedroom with a front facing balcony as part of an A&A project. Durable finishes and quality construction make this more than a house—it’s a lasting home. Walking distance to Henry Park Primary and Parksuites, this home is a perfect for families who are seeking a value-buy landed plot they can add value to for future appreciation, and desire the comfort of an original landed build layout in one of Holland-Bukit Timah’s most exclusive yet connected neighbourhoods. Transport MRT <1km Dover MRT 1-2km Buona Vista MRT (via bus 92) Holland Village MRT Primary Schools Nearby <1km Henry Park Primary School Groceries, Supermarts & Malls <1km Cold Storage Jelita Mall Ghim Moh Hawker & Food Centre 1-2km Holland Village WhatsApp Sarah X. +65 8949XXXX to schedule an exclusive presentation. Mount Sinai Avenue / Mount Sinai Crescent / Mount Sinai Drive / Mount Sinai Lane / Mount Sinai Plain / Mount Sinai Rise / Mount Sinai Road / Mount Sinai View / Mount Sinai Walk / Jalan Jelita / Moonbeam Drive / Moonbeam Terrace / Moonbeam Walk / Grove Avenue / Grove Crescent / Grove Drive / Grove Lane / Holland Grove Avenue / Holland Grove Drive / Holland Grove Lane / Holland Grove View / Holland Grove Walk
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Total Transactions
36
Average Price
S3.2M
Total Value
S116.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 40 URA transactions · 3 outliers removed (IQR)
Fair Value
S$9.36M
S$2,341 psf
Asking Price
S$10.60M
S$2,650 psf
vs Market
+13.2%
vs Last Done
+7.5%
Tenure
Freehold
No lease decay
Confidence
High
40 comps
Nearest MRT
Dover
878m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$2,156
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,341
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | HOLLAND GROVE DRIVE Floor - | 3,734sqft | S$9,200,000 | ▲S$2,464 +5.3% vs FV | Freehold |
Jun 2025 | HOLLAND GROVE DRIVE Floor - | 3,734sqft | S$9,200,000 | ▲S$2,464 +5.3% vs FV | Freehold |
Jun 2025 | HOLLAND GROVE DRIVE Floor - | 3,734sqft | S$9,200,000 | ▲S$2,464 +5.3% vs FV | Freehold |
Apr 2025 | HOLLAND GROVE DRIVE Floor - | 4,524sqft | S$10,000,000 | ▼S$2,210 -5.6% vs FV | Freehold |
Apr 2025 | HOLLAND GROVE DRIVE Floor - | 4,524sqft | S$10,000,000 | ▼S$2,210 -5.6% vs FV | Freehold |
Sep 2024 | MING TECK PARK Floor - | 3,336sqft | S$8,500,000 | ▲S$2,548 +8.8% vs FV | 999 yrs lease commencing from 1876 |
Sep 2024 | MING TECK PARK Floor - | 3,336sqft | S$8,500,000 | ▲S$2,548 +8.8% vs FV | 999 yrs lease commencing from 1876 |
Aug 2024 | MOONBEAM TERRACE Floor - | 9,774sqft | S$8,380,000 | ▼S$857 -63.4% vs FV | 99 yrs lease commencing from 1979 |
Aug 2024 | MOONBEAM TERRACE Floor - | 9,774sqft | S$8,380,000 | ▼S$857 -63.4% vs FV | 99 yrs lease commencing from 1979 |
Aug 2024 | HOLLAND ROAD Floor - | 2,594sqft | S$7,000,000 | ▲S$2,698 +15.2% vs FV | Freehold |
Aug 2024 | HOLLAND ROAD Floor - | 2,594sqft | S$7,000,000 | ▲S$2,698 +15.2% vs FV | Freehold |
HOLLAND GROVE DRIVE
Jun 2025 · Floor -
+5.3% vs FV
HOLLAND GROVE DRIVE
Jun 2025 · Floor -
+5.3% vs FV
HOLLAND GROVE DRIVE
Jun 2025 · Floor -
+5.3% vs FV
HOLLAND GROVE DRIVE
Apr 2025 · Floor -
-5.6% vs FV
HOLLAND GROVE DRIVE
Apr 2025 · Floor -
-5.6% vs FV
MING TECK PARK
Sep 2024 · Floor -
+8.8% vs FV
MING TECK PARK
Sep 2024 · Floor -
+8.8% vs FV
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
MOONBEAM TERRACE
Aug 2024 · Floor -
-63.4% vs FV
HOLLAND ROAD
Aug 2024 · Floor -
+15.2% vs FV
HOLLAND ROAD
Aug 2024 · Floor -
+15.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.