Irrawaddy Road, Balestier, Central Region, Singapore
$7,500,000













Luxury Semi-Detached Haven in Exclusive Novena Enclave (D11) Discover a masterfully renovated semi-detached house, nestled in a coveted landed enclave in Novena (D11). This stunning residence offers a seamless blend of luxury, modernity, and tranquility. Spacious Living • 2,176 sqft land area | 4,000 sqft built-up area (estimated) • Expansive living and dining areas perfect for entertaining • Modern kitchen with helper's room and ample storage Premium Features • Lap pool and outdoor patio for relaxation • Internal carpark for 1-2 cars • Bomb shelter for added security • 5 bedrooms, granny's room(all with attached bathrooms) + Helper’s room | 6 bathrooms Unparalleled Convenience • Walking distance to Mount Pleasant and Novena MRT stations • Less than 1km from renowned schools (Anglo-Chinese Primary, CHIJ Toa Payoh) • Nearby malls: Square 2, Velocity @ Novena Square Exclusive Benefits • Cul-de-sac location ensures added privacy and serenity • High-quality finishes and modern amenities throughout • Well-maintained, move-in ready condition Exceptional Lifestyle Awaits Indulge in the ultimate luxury living experience in one of Singapore's most sought-after residential areas. Contact Wil for an exclusive viewing appointment.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 69 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.47M
S$868 psf
Asking Price
S$7.50M
S$1,875 psf
vs Market
+116.1%
vs Last Done
+176.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
69 comps
Nearest MRT
Novena
445m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
69 comparable transactions
S$787
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$868
Recent Comparable Transactions
10 shown · 69 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -21.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -21.9% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +3.3% vs FV | 99yr from 1985 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -14.4% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -5.0% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +2.5% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▼S$818 -5.8% vs FV | 99yr from 1987 |
Jan 2026 | Blk 202 BISHAN ST 23 Floor 01 TO 03 | 1,593sqft | S$1,088,000 | ▼S$683 -21.3% vs FV | 99yr from 1992 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▼S$806 -7.1% vs FV | 99yr from 1987 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 01 TO 03 | 1,604sqft | S$1,270,000 | ▼S$792 -8.8% vs FV | 99yr from 1992 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,625sqft | S$1,340,000 | ▼S$824 -5.1% vs FV | 99yr from 1992 |
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-21.9% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-21.9% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+3.3% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-14.4% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-5.0% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+2.5% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
-5.8% vs FV
Blk 202 BISHAN ST 23
Jan 2026 · Floor 01 TO 03
-21.3% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
-7.1% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 01 TO 03
-8.8% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 04 TO 06
-5.1% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive unit in Bishan, with a remaining lease of 75 years, stands at an estimated value of $3,471,121, equating to $868 PSF. This valuation is notably positioned above the market benchmark, reflecting a significant 116.1% difference from the baseline. Such a premium valuation signals robust demand and desirability in one of Singapore's most sought-after residential districts, indicative of the area's strong amenities, accessibility, and community appeal.
The model confidence for this valuation is categorized as high, substantiated by insights from 69 recent HDB resale transactions within the vicinity. This extensive dataset not only reinforces the reliability of the valuation but also highlights prevailing market dynamics, suggesting a resilient demand for HDB properties in Bishan. The longevity of the remaining lease further enhances the investment attractiveness, appealing to both owner-occupiers and investors seeking long-term value appreciation in this vibrant locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.