Home Buy Landed Bungalow 5RM D21 - Clementi Park / Upper Bukit Timah5 Bed Bungalow (Landed) for Sale in Sian Tuan Avenue

5 Bed Bungalow (Landed) for Sale in Sian Tuan Avenue

Sian Tuan Avenue, Swiss Club, Central Region, Singapore

$16,800,000

Check loan eligibility est. S$ 60,154 / mo

Added 7 months ago

BungalowFor sale

Beds: 5Baths: 6Area: 11563 sqft

Above Market· 61.4% above market

+2View all

Property Details

Property IDB8HG9iuQfVgEMX5fg8JyBd

PriceS$16,800,000

Property TypeBungalow

StatusFor sale

Beds5

Baths6

Built Area11563 sqft

PSF

S$1,453

Furnished StatusUnknown

Description

Location

Sian Tuan Avenue, Swiss Club, Central Region, Singapore

Loading map...

Mortgage Calculation

Price

Tenure (yrs)20 yrs

410203035

Loan (%)75 %

1020406075

Interest (%)4 %

0.1123456

Mortgage calculation on 4% interest rate

S$ 0

Loan Amount (75%)

Downpayment (25%)

S$ 0

/month

Principal

S$ 0

Interest

S$ 0

Total Transactions

Average Price

S7.6M

Total Value

S22.7M

Sales Timeline

Home Report · AVM Fair Value

Automated Valuation based on 16 HDB resale transactions (data.gov.sg)

Fair Value

S$10.41M

S$900 psf

Asking Price

S$16.80M

S$1,453 psf

vs Market

+61.4%

Above Market

vs Last Done

+69.2%

Above Market

Tenure

75 yrs

99-year Leasehold · Balance remaining

Confidence

Medium

16 comps

High = 10+ comps

Medium = 5–9 comps

Low = <5 comps

Nearest MRT

Dover

2994m away

URA PSF Trendline vs Listing Price

Hedonic Adjustment Breakdown

Base URA PSF

16 comparable transactions

S$858

Floor Premium

0.5% per floor vs median

+0.0%

Tenure Decay

Bala's curve (99yr leasehold)

×1.050

MRT Proximity

Within 500m / 1km

AI Condition Premium

HELIOS scan of listing description

Adjusted Fair Value PSF

S$900

Recent Comparable Transactions

10 shown · 16 total

Date	Block / Street	Area	Price	PSF	Tenure
Last DoneMar 2026	Blk 3 TOH YI DR Floor 01 TO 03	1,572sqft	S$1,350,000	▼S$859 -4.6% vs FV	99yr from 1988
Mar 2026	Blk 3 TOH YI DR Floor 01 TO 03	1,572sqft	S$1,350,000	▼S$859 -4.6% vs FV	99yr from 1988
Mar 2026	Blk 6 TOH YI DR Floor 04 TO 06	1,572sqft	S$1,428,000	▲S$909 +1.0% vs FV	99yr from 1989
Dec 2025	Blk 7 TOH YI DR Floor 07 TO 09	1,528sqft	S$1,390,000	▲S$909 +1.0% vs FV	99yr from 1989
Nov 2025	Blk 15 TOH YI DR Floor 01 TO 03	1,561sqft	S$1,288,000	▼S$825 -8.3% vs FV	99yr from 1988
Sep 2025	Blk 15 TOH YI DR Floor 01 TO 03	1,572sqft	S$1,340,000	▼S$853 -5.2% vs FV	99yr from 1988
Aug 2025	Blk 2 TOH YI DR Floor 10 TO 12	1,615sqft	S$1,455,000	▲S$901 +0.1% vs FV	99yr from 1988
Jun 2025	Blk 7 TOH YI DR Floor 01 TO 03	1,572sqft	S$1,310,000	▼S$834 -7.3% vs FV	99yr from 1989
May 2025	Blk 15 TOH YI DR Floor 01 TO 03	1,572sqft	S$1,290,000	▼S$821 -8.8% vs FV	99yr from 1988
May 2025	Blk 3 TOH YI DR Floor 07 TO 09	1,658sqft	S$1,501,555	▲S$906 +0.7% vs FV	99yr from 1988
Apr 2025	Blk 6 TOH YI DR Floor 07 TO 09	1,615sqft	S$1,418,000	▼S$878 -2.4% vs FV	99yr from 1989

Last Done

Blk 3 TOH YI DR

Mar 2026 · Floor 01 TO 03

▼S$859 psf

-4.6% vs FV

1,572 sqftS$1,350,00099yr from 1988

Blk 3 TOH YI DR

Mar 2026 · Floor 01 TO 03

▼S$859 psf

-4.6% vs FV

1,572 sqftS$1,350,00099yr from 1988

Blk 6 TOH YI DR

Mar 2026 · Floor 04 TO 06

▲S$909 psf

+1.0% vs FV

1,572 sqftS$1,428,00099yr from 1989

Blk 7 TOH YI DR

Dec 2025 · Floor 07 TO 09

▲S$909 psf

+1.0% vs FV

1,528 sqftS$1,390,00099yr from 1989

Blk 15 TOH YI DR

Nov 2025 · Floor 01 TO 03

▼S$825 psf

-8.3% vs FV

1,561 sqftS$1,288,00099yr from 1988

Blk 15 TOH YI DR

Sep 2025 · Floor 01 TO 03

▼S$853 psf

-5.2% vs FV

1,572 sqftS$1,340,00099yr from 1988

Blk 2 TOH YI DR

Aug 2025 · Floor 10 TO 12

▲S$901 psf

+0.1% vs FV

1,615 sqftS$1,455,00099yr from 1988

Blk 7 TOH YI DR

Jun 2025 · Floor 01 TO 03

▼S$834 psf

-7.3% vs FV

1,572 sqftS$1,310,00099yr from 1989

Blk 15 TOH YI DR

May 2025 · Floor 01 TO 03

▼S$821 psf

-8.8% vs FV

1,572 sqftS$1,290,00099yr from 1988

Blk 3 TOH YI DR

May 2025 · Floor 07 TO 09

▲S$906 psf

+0.7% vs FV

1,658 sqftS$1,501,55599yr from 1988

Blk 6 TOH YI DR

Apr 2025 · Floor 07 TO 09

▼S$878 psf

-2.4% vs FV

1,615 sqftS$1,418,00099yr from 1989

Below Fair Value

Above Fair Value

FV: S$900 psf

HELIOS AI Analysis

The recent valuation of an Executive HDB unit located in the prestigious Bukit Timah area has yielded an estimated value of $10,411,676, translating to $900 PSF. This valuation positions the property significantly above the market baseline, with a remarkable 61.4% differential. Such a premium valuation reflects not only the desirability of the Bukit Timah locale, known for its affluent demographics and proximity to top-tier educational institutions, but also the enduring appeal of HDB properties in this region amidst a competitive private property landscape.

With a remaining lease of 75 years, this Executive HDB unit offers a substantial tenure that is attractive to both homebuyers and investors alike. The analysis is based on 16 recent resale transactions within the vicinity, which provides a robust foundation for the valuation despite a medium confidence level attributed to market variability. The data suggests a strong demand for HDB properties in Bukit Timah, indicative of a resilient market that continues to thrive, driven by factors such as limited supply and high demand in a coveted residential enclave.

⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.

Calculating fair value from URA transaction data…

Martin Goh

CEA: L3008563G

+65 9320 xxxx

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5 Bed Bungalow (Landed) for Sale in Sian Tuan Avenue

IMAGES GALLERY

Property Details

Description

Location

Mortgage Calculation

Mortgage calculation on 4% interest rate

Sales Timeline

Home Report · AVM Fair Value

Martin Goh

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Home Report · AVM Fair Value