Upper Bukit Timah Road, Anak Bukit, Central Region, Singapore
$12,900,000







• 5 Spacious En-Suite Bedrooms + Helper’s Room • Soaring High Ceilings • Huge Sheltered Basement Parking • Private Pool & Home Lift • Rooftop Terrace with Unblocked Panoramic Hilltop View 3 Exclusive Bungalows, each offering a unique architectural style and individual charm! For info/ viewing, please reach out: Martin Goh 吴伟楠, Principal Consultant 9320.20.20 REALSTAR PREMIER GROUP PTE LTD CEA : R001839F | L3008563G Disclaimer: Photos used are for illustration only. The land and built-up areas are approximate, and are subjected to final survey. Information on the listing shall not create or constitute any commitment and warranty to the listed property. Also marketing other houses in these areas: Watten Estate | Mount Sinai | Grove Ave | Coronation Road | Coronation Road West | Namly Avenue | Namly Hill | Namly Grove | Namly View | Namly Gardens | Namly Rise | Namly Place | Namly Drive | Lim Tai See Walk | Jalan Lim Tai See | Allamanda Grove | Jalan Haji Alias, Holland Road, Berrima, Camborne, Dalkeith, Raffles Park, , Greenwood, Hua Guan Avenue, Oriole Crescent, Cassia Drive, Sunset Avenue, Vanda Road, Vanda Crescent, Vanda Drive, Sixth Avenue, Fifth Avenue, Goldhill Rise | Goldhill Avenue | Goldhill Drive | Mount Rosie Road | Fernhill Road | Stevens Close | Chancery Lane | Dyson | Merlimau | Novena | Jalan Novena Timor | Jalan Novena
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Total Transactions
16
Average Price
S1.8M
Total Value
S28.9M
Calculating fair value from URA transaction data…


License: L3008563G
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$10.89M
S$923 psf
Asking Price
S$12.90M
S$1,093 psf
vs Market
+18.4%
vs Last Done
+24.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Bukit Batok
3043m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$879
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$923
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -4.9% vs FV | 99yr from 1989 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -4.9% vs FV | 99yr from 1989 |
Sep 2024 | Blk 6 TOH YI DR Floor 04 TO 06 | 1,572sqft | S$1,370,000 | ▼S$872 -5.5% vs FV | 99yr from 1989 |
Aug 2024 | Blk 6 TOH YI DR Floor 10 TO 12 | 1,572sqft | S$1,392,000 | ▼S$886 -4.0% vs FV | 99yr from 1989 |
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-4.9% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-4.9% vs FV
Blk 6 TOH YI DR
Sep 2024 · Floor 04 TO 06
-5.5% vs FV
Blk 6 TOH YI DR
Aug 2024 · Floor 10 TO 12
-4.0% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive property located in the prestigious Bukit Timah area indicates a strong market signal, with an estimated value of $10,893,000 or $923 PSF. This valuation reflects an 18.4% premium above the current market baseline, suggesting a robust demand for properties in this coveted region. The remaining lease of 75 years adds a significant component to the property’s attractiveness, as buyers in Singapore increasingly seek long-term security in their investments. The combination of a favorable lease duration and the premium pricing indicates a competitive landscape, driven by the desirability of the Bukit Timah locale.
However, it is important to note that the model confidence for this valuation is categorized as low, based on data derived from only three recent HDB resale transactions in the vicinity. This limited dataset may contribute to volatility in pricing and reflects potential uncertainties within the market dynamics. Stakeholders should approach this valuation with a nuanced understanding of the local market trends, considering both the premium positioning of this property and the broader economic indicators that may influence future resale values.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.