Jalan Sinar Bulan, Loyang East, East Region, Singapore
$6,400 /month
Experience true landed living in this expansive 5 bedroom terrace home at Changi Heights , a peaceful and private residential enclave ideal for expatriate families and corporate tenants. Offering approximately 3,200 sqft of generous living space, this well-maintained home provides the comfort, privacy and functionality that families relocating to Singapore appreciate. Property Highlights: * 5 spacious bedrooms, including 4 ensuite rooms * Helper’s room with bath * Large master suite with walk-in wardrobe, bathtub & double vanity * Bright and airy living & dining areas * Private patio with new decking – ideal for outdoor relaxation * New Modern kitchen fitted with hob, hood, oven & fridge * Own Private parking Excellent Connectivity & Convenience * Minutes to Changi Airport – perfect for frequent travellers and aviation professionals * Easy access to ECP, TPE & PIE for seamless travel to the CBD and city centre * Close to Loyang Point, Tampines Mall, Jewel Changi Airport & lifestyle amenities * Near reputable international schools including: UWC South East Asia (East Campus) Overseas Family School Nexus International School (Singapore) Singapore Japanese School (Changi Campus) Enjoy the rare luxury of space, privacy and tranquillity while remaining well connected to the city. Ideal for expatriate families, multinational executives, and corporate leases. Contact 9145 XXXX today for an exclusive viewing
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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 329 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.92M
S$600 psf
Asking Price
S$6,400
S$2 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
329 comps
Nearest MRT
Tampines East
2117m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
329 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$600
Recent Comparable Transactions
10 shown · 329 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 504 PASIR RIS ST 52 Floor 10 TO 12 | 1,615sqft | S$1,000,000 | ▲S$619 +3.2% vs FV | 99yr from 1993 |
May 2026 | Blk 504 PASIR RIS ST 52 Floor 10 TO 12 | 1,615sqft | S$1,000,000 | ▲S$619 +3.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 508 PASIR RIS ST 52 Floor 07 TO 09 | 1,561sqft | S$950,000 | ▲S$609 +1.5% vs FV | 99yr from 1993 |
Apr 2026 | Blk 584 PASIR RIS ST 53 Floor 10 TO 12 | 1,582sqft | S$996,888 | ▲S$630 +5.0% vs FV | 99yr from 1995 |
Mar 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$925,000 | ▼S$597 -0.5% 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 +14.7% vs FV | 99yr from 1992 |
Feb 2026 | Blk 543 PASIR RIS ST 51 Floor 04 TO 06 | 1,539sqft | S$918,000 | ▼S$596 -0.7% vs FV | 99yr from 1992 |
Feb 2026 | Blk 505 PASIR RIS ST 52 Floor 10 TO 12 | 1,572sqft | S$950,000 | ▲S$605 +0.8% 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 +6.0% vs FV | 99yr from 1993 |
Feb 2026 | Blk 506 PASIR RIS ST 52 Floor 04 TO 06 | 1,561sqft | S$930,000 | ▼S$596 -0.7% vs FV | 99yr from 1993 |
Jan 2026 | Blk 535 PASIR RIS DR 1 Floor 01 TO 03 | 1,615sqft | S$890,000 | ▼S$551 -8.2% vs FV | 99yr from 1992 |
Blk 504 PASIR RIS ST 52
May 2026 · Floor 10 TO 12
+3.2% vs FV
Blk 504 PASIR RIS ST 52
May 2026 · Floor 10 TO 12
+3.2% vs FV
Blk 508 PASIR RIS ST 52
Apr 2026 · Floor 07 TO 09
+1.5% vs FV
Blk 584 PASIR RIS ST 53
Apr 2026 · Floor 10 TO 12
+5.0% vs FV
Blk 533 PASIR RIS DR 1
Mar 2026 · Floor 01 TO 03
-0.5% vs FV
Blk 536 PASIR RIS DR 1
Mar 2026 · Floor 10 TO 12
+14.7% vs FV
Blk 543 PASIR RIS ST 51
Feb 2026 · Floor 04 TO 06
-0.7% vs FV
Blk 505 PASIR RIS ST 52
Feb 2026 · Floor 10 TO 12
+0.8% vs FV
Blk 501 PASIR RIS ST 52
Feb 2026 · Floor 13 TO 15
+6.0% vs FV
Blk 506 PASIR RIS ST 52
Feb 2026 · Floor 04 TO 06
-0.7% vs FV
Blk 535 PASIR RIS DR 1
Jan 2026 · Floor 01 TO 03
-8.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Pasir Ris, with a remaining lease of 75 years, stands at an estimated value of $1,921,246, translating to $600 PSF. This valuation reflects a market signal indicating a baseline price alignment, with a notable 0% difference from the established market price. Such stability in valuation underscores the resilience of the Pasir Ris property sector, particularly in the context of recent economic fluctuations.
Our analysis draws upon 329 recent HDB resale transactions within the vicinity, providing a robust dataset that enhances model confidence, rated as High. The consistent demand for HDB units in Pasir Ris can be attributed to various factors, including its strategic location, accessibility, and comprehensive amenities. With a remaining lease of 75 years, this property holds significant potential for long-term appreciation, appealing to both owner-occupiers and investors. The HDB market dynamics suggest a balanced equilibrium, positioning this executive unit as a sound investment opportunity within the competitive landscape of Singapore’s real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.