Toh Heights, Loyang East, East Region, Singapore
$3,700,000
NEW EXCLUSIVE LISTING FREEHOLD CLUSTER HOUSE IN DISTRICT 17 Private lift included in the unit. Well renovated! 4 STOREY HOUSE ^Ground floor - Guest bedroom with 1 bathroom. ^Second floor - Master bedroom with ensuite bathroom and Junior master bedroom with ensuite bathroom and family area. ^Third floor - Two Common bedrooms with 1 bathroom. ^Basement - Helper’s room with a bombshelter. ^2 private parking lots included for the unit. Regular and spacious layout. Quiet and serene environment! Well maintained. Conveniently located within close proximity to various amenities, including schools such as Blossom Fantasia Centre (Loyang) Preschool & Childcare and Kinderland Preschool @ Loyang Point, making it an ideal choice for families with young children. For your shopping needs, you'll find Giant and FairPrice Finest Komo Shoppes supermarkets nearby, ensuring that daily essentials are always within reach. Enjoy a leisurely shopping experience at Komo Shoppes and LIV@Changi shopping malls, offering a variety of retail outlets, dining options, and entertainment choices. Embrace the convenience of urban living with easy access to public transportation and major expressways, providing seamless connectivity to the rest of Singapore. Don't miss out on the opportunity to own this exquisite Cluster House that combines contemporary design with practical functionality, creating a harmonious living environment for you and your loved ones.
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Total Transactions
2
Average Price
S3.6M
Total Value
S7.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 320 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$2.26M
S$601 psf
Asking Price
S$3.70M
S$985 psf
vs Market
+64.0%
vs Last Done
+61.7%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
320 comps
Nearest MRT
Tampines East
2272m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
320 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 · 320 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 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 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 |
Jan 2026 | Blk 535 PASIR RIS DR 1 Floor 01 TO 03 | 1,615sqft | S$890,000 | ▼S$551 -8.3% vs FV | 99yr from 1992 |
Jan 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$938,000 | ▲S$605 +0.7% vs FV | 99yr from 1992 |
Blk 508 PASIR RIS ST 52
Apr 2026 · Floor 07 TO 09
+1.3% 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
Blk 535 PASIR RIS DR 1
Jan 2026 · Floor 01 TO 03
-8.3% vs FV
Blk 533 PASIR RIS DR 1
Jan 2026 · Floor 01 TO 03
+0.7% vs FV
HELIOS AI Analysis
The recently assessed value of the HDB Executive unit in Pasir Ris, pegged at an estimated $2,256,746 or $601 per square foot, presents a compelling case of elevated market demand. With a remaining lease of 86 years, this property benefits from a substantial tenure that appeals to both owner-occupiers and investors alike, positioning it favorably within the competitive landscape of the HDB market. The valuation reflects a striking 64% premium above the baseline, indicating robust buyer interest and a perceived value that transcends typical market expectations.
This valuation is further bolstered by a high model confidence rating, derived from an analysis of 320 recent HDB resale transactions in the vicinity. Such a significant divergence from the baseline suggests that factors beyond mere square footage are at play, including the desirability of the Pasir Ris locale, its accessibility to amenities, and the overall community environment. As the market continues to evolve, this property exemplifies how strategic positioning and lease longevity can substantially influence real estate value, making it a noteworthy opportunity for discerning buyers in Singapore's dynamic housing market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.