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…


License: L3008022J
Automated Valuation based on 332 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.24M
S$597 psf
Asking Price
S$3.70M
S$985 psf
vs Market
+65.1%
vs Last Done
+92.0%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
332 comps
Nearest MRT
Tampines East
2272m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
332 comparable transactions
S$568
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$597
Recent Comparable Transactions
10 shown · 332 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.1% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.1% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -2.0% vs FV | 99yr from 1995 |
Mar 2026 | Blk 536 PASIR RIS DR 1 Floor 10 TO 12 | 1,582sqft | S$1,088,888 | ▲S$688 +15.2% vs FV | 99yr from 1992 |
Mar 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$925,000 | ▼S$597 0.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 456 PASIR RIS DR 4 Floor 04 TO 06 | 1,539sqft | S$900,000 | ▼S$585 -2.0% vs FV | 99yr from 1992 |
Mar 2026 | Blk 203 PASIR RIS ST 21 Floor 01 TO 03 | 1,572sqft | S$930,000 | ▼S$592 -0.8% vs FV | 99yr from 1993 |
Mar 2026 | Blk 466 PASIR RIS ST 41 Floor 07 TO 09 | 1,593sqft | S$940,888 | ▼S$591 -1.0% vs FV | 99yr from 1992 |
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 |
Feb 2026 | Blk 408 PASIR RIS DR 6 Floor 10 TO 12 | 1,582sqft | S$975,000 | ▲S$616 +3.2% vs FV | 99yr from 1990 |
Feb 2026 | Blk 543 PASIR RIS ST 51 Floor 04 TO 06 | 1,539sqft | S$918,000 | ▼S$596 -0.2% vs FV | 99yr from 1992 |
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.1% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.1% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-2.0% vs FV
Blk 536 PASIR RIS DR 1
Mar 2026 · Floor 10 TO 12
+15.2% vs FV
Blk 533 PASIR RIS DR 1
Mar 2026 · Floor 01 TO 03
0.0% vs FV
Blk 456 PASIR RIS DR 4
Mar 2026 · Floor 04 TO 06
-2.0% vs FV
Blk 203 PASIR RIS ST 21
Mar 2026 · Floor 01 TO 03
-0.8% vs FV
Blk 466 PASIR RIS ST 41
Mar 2026 · Floor 07 TO 09
-1.0% vs FV
Blk 644 PASIR RIS DR 10
Feb 2026 · Floor 10 TO 12
+0.2% vs FV
Blk 408 PASIR RIS DR 6
Feb 2026 · Floor 10 TO 12
+3.2% vs FV
Blk 543 PASIR RIS ST 51
Feb 2026 · Floor 04 TO 06
-0.2% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Pasir Ris, with a remaining lease of 86 years, stands at an estimated value of $2,241,535, translating to a price per square foot of $597. This valuation is notably positioned above the current market baseline, reflecting a substantial 65.1% difference which is indicative of strong demand and desirability in this particular segment of the HDB market. The high model confidence, based on an analysis of 332 recent HDB resale transactions in the vicinity, underscores the robustness of this valuation and the prevailing market conditions.
The current dynamics in the Pasir Ris area suggest a favorable environment for HDB properties, particularly for those with extended leases such as this Executive unit. The remaining lease of 86 years enhances its attractiveness, providing prospective buyers with long-term security and investment potential. As the market continues to experience fluctuations, this property’s position above the market average signals a heightened interest and potential for appreciation, making it a premium choice for discerning buyers seeking both lifestyle and investment opportunities in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.