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, Phoenix Tan 9222-8383 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…
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Estimated sale value based on 330 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.86M
S$601 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
330 comps
Nearest MRT
Tampines East
2117m 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 HDB Executive property located in Pasir Ris, with a remaining lease of 75 years, demonstrates a robust estimated value of $1,861,851, translating to a price per square foot (PSF) of $601. This valuation is indicative of a stable market environment, as it aligns perfectly with the baseline price, reflecting a 0% deviation. Such stability suggests that the property is well-positioned within the local market, exhibiting resilience in value retention amidst ongoing economic fluctuations.
With model confidence rated as high, this valuation is supported by an extensive analysis of 330 recent HDB resale transactions in the vicinity. The data underscores a consistent demand for HDB properties in Pasir Ris, attributed to the area's strategic location and community amenities. As the market continues to evolve, the remaining lease of 75 years enhances the property’s appeal, particularly for families seeking long-term residence. Investors and homeowners alike will find this valuation compelling, as it signifies both a favorable entry point into the market and a promising investment opportunity in a thriving neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.