Toh Heights, Loyang East, East Region, Singapore
$11,200,000



















Discover the pinnacle of luxury living in this stunning 6-bedroom, 7-bathroom bungalow, now available for sale at 10 Toh Heights, Singapore. Spanning an impressive 7,670 sqft, this exquisite property offers unmatched elegance and comfort. Situated in a prime location, enjoy the convenience of being close to sought-after amenities. Blossom Fantasia Centre (Loyang) Preschool & Childcare is just 0.7 km away, while the renowned FairPrice Finest Komo Shoppes is a mere 0.5 km from your doorstep. Shopping enthusiasts will delight in the proximity to Komo Shoppes (0.5 km). This magnificent home boasts a range of luxurious features including a private pool, a spacious garage, modern kitchen furnishings, and a beautifully renovated interior. The expansive layout is complemented by a walk-in closet and a helper's room for added convenience. Enjoy the serene ambiance with a greenery and poolside view, perfect for relaxation and entertaining guests. Embrace the opportunity to own a piece of paradise, where every detail is crafted to perfection. This exceptional property won't be available for long, so act fast to make this dream home yours today!
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Total Transactions
2
Average Price
S3.6M
Total Value
S7.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 323 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$4.59M
S$599 psf
Asking Price
S$11.20M
S$1,461 psf
vs Market
+143.9%
vs Last Done
+161.4%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
323 comps
Nearest MRT
Tampines East
2272m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
323 comparable transactions
S$570
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$599
Recent Comparable Transactions
10 shown · 323 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▼S$559 -6.7% vs FV | 99yr from 1995 |
Apr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▼S$559 -6.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.4% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -2.3% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +0.8% vs FV | 99yr from 1995 |
Mar 2026 | Blk 651 PASIR RIS DR 10 Floor 04 TO 06 | 1,539sqft | S$872,000 | ▼S$567 -5.3% vs FV | 99yr from 1995 |
Feb 2026 | Blk 644 PASIR RIS DR 10 Floor 10 TO 12 | 1,539sqft | S$920,000 | ▼S$598 -0.2% vs FV | 99yr from 1995 |
Jan 2026 | Blk 601 ELIAS RD Floor 10 TO 12 | 1,658sqft | S$980,000 | ▼S$591 -1.3% vs FV | 99yr from 1995 |
Jan 2026 | Blk 648 PASIR RIS DR 10 Floor 07 TO 09 | 1,604sqft | S$899,000 | ▼S$561 -6.3% vs FV | 99yr from 1995 |
Jan 2026 | Blk 648 PASIR RIS DR 10 Floor 01 TO 03 | 1,604sqft | S$872,000 | ▼S$544 -9.2% vs FV | 99yr from 1995 |
Jan 2026 | Blk 642 PASIR RIS DR 10 Floor 01 TO 03 | 1,604sqft | S$860,000 | ▼S$536 -10.5% vs FV | 99yr from 1995 |
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.4% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-2.3% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+0.8% vs FV
Blk 651 PASIR RIS DR 10
Mar 2026 · Floor 04 TO 06
-5.3% vs FV
Blk 644 PASIR RIS DR 10
Feb 2026 · Floor 10 TO 12
-0.2% vs FV
Blk 601 ELIAS RD
Jan 2026 · Floor 10 TO 12
-1.3% vs FV
Blk 648 PASIR RIS DR 10
Jan 2026 · Floor 07 TO 09
-6.3% vs FV
Blk 648 PASIR RIS DR 10
Jan 2026 · Floor 01 TO 03
-9.2% vs FV
Blk 642 PASIR RIS DR 10
Jan 2026 · Floor 01 TO 03
-10.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Pasir Ris, with a remaining lease of 86 years, stands at an estimated value of $4,592,478, translating to a price per square foot (PSF) of $599. This valuation is notably above the market baseline, reflecting a significant 143.9% difference, indicating a robust demand for properties in this region. The high model confidence, derived from an analysis of 323 recent HDB resale transactions in the vicinity, underscores the reliability of this valuation.
As the market for HDB properties continues to evolve, several dynamics contribute to the elevated valuation observed in this segment. The remaining lease of 86 years offers a substantial tenure for prospective buyers, minimizing concerns regarding lease decay, which is a crucial consideration in Singapore's real estate landscape. Additionally, Pasir Ris is increasingly becoming a sought-after locale due to its strategic positioning and community amenities, further driving demand. Such factors collectively reinforce the premium valuation, positioning this property as a compelling investment opportunity in the current market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.