Boon Teck Road, Balestier, Central Region, Singapore
$7,200,000
Luxe - where tranquility & convenience meets. Nestled along the quiet streets of Boon Teck Road in a low-density neighbourhood brings about utmost living & travelling convenience as it is located near bus stop. Walking distance to Balestier Plaza & Shaw Plaza with few mins drive to Zhongshan Mall & a variety of eateries spots like Balestier market & Whampoa food centre nearby. Parents with school-going kids can be ensured their little ones have a head start in life with CHIJ Primary (Toa Payoh) School & Hong Wen School within close proximity. Luxe is a modern architerctural design with sleek contemporary layouts. Taking centrestage is a modern spiral staircase that accentuates the chic and modern interiors. Discover a beautifully designed intermediate terrace home that blends comfort, functionality & modern living. This residence is thoughtfully planned to accommodate multigenerational families & those who appreciate spacious, well‑zoned interiors. - 3-Storey (5 Levels) Layout + Attic Generous vertical space offering privacy, flexibility & room for every family member, indoor & outdoor. - Private Home Lift Seamless access to all levels, enhancing convenience & future‑proofing the home. - 2 Dedicated Parking Lots Ample space for family vehicles or guests. - 2 Fully-Furnished Powder Rooms Conveniently located for visitors without compromising bedroom privacy. - 5 Spacious Bedrooms Each room is designed to maximize comfort (aircon) and natural light, comes with customised built-in wardrobes with drawers & necessary fittings in laminate finish and soft-closing mechanisms. - 5 Well-Appointed Bathrooms Ensuring every bedroom enjoys its own private or ensuite bath which is fully furnished. - Fully Equipped Dry & Wet Kitchen With hob, hood, steam oven, oven, refrigerator, wine chiller & built-in cabinets means that you are ready for heavy cooking, meal prep & hosting gatherings. Schedule an exclusive meeting today with me & make this dream house yours!
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Total Transactions
6
Average Price
S3.9M
Total Value
S23.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 67 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$4.55M
S$840 psf
Asking Price
S$7.20M
S$4,990 psf
vs Market
+58.1%
vs Last Done
+571.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
67 comps
Nearest MRT
Toa Payoh
721m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
67 comparable transactions
S$784
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$840
Recent Comparable Transactions
10 shown · 67 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.5% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -1.8% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +6.0% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▼S$818 -2.6% vs FV | 99yr from 1987 |
Jan 2026 | Blk 202 BISHAN ST 23 Floor 01 TO 03 | 1,593sqft | S$1,088,000 | ▼S$683 -18.7% vs FV | 99yr from 1992 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▼S$806 -4.0% vs FV | 99yr from 1987 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 01 TO 03 | 1,604sqft | S$1,270,000 | ▼S$792 -5.7% vs FV | 99yr from 1992 |
Dec 2025 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,625sqft | S$1,340,000 | ▼S$824 -1.9% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 04 TO 06 | 1,604sqft | S$1,200,000 | ▼S$748 -11.0% vs FV | 99yr from 1992 |
Dec 2025 | Blk 212 BISHAN ST 23 Floor 07 TO 09 | 1,604sqft | S$1,298,000 | ▼S$809 -3.7% vs FV | 99yr from 1992 |
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.5% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.5% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-1.8% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+6.0% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
-2.6% vs FV
Blk 202 BISHAN ST 23
Jan 2026 · Floor 01 TO 03
-18.7% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
-4.0% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 01 TO 03
-5.7% vs FV
Blk 261 BISHAN ST 22
Dec 2025 · Floor 04 TO 06
-1.9% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 04 TO 06
-11.0% vs FV
Blk 212 BISHAN ST 23
Dec 2025 · Floor 07 TO 09
-3.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bishan, with a remaining lease of 75 years, stands at an impressive estimated value of $4,554,489, translating to $840 PSF. This valuation positions the property significantly above the market baseline, with a remarkable 58.1% difference, indicating a strong demand for HDB units in this sought-after locality. The high valuation is not merely a reflection of the property itself, but also indicative of wider market dynamics at play in Bishan, a region known for its prime residential appeal and proximity to essential amenities.
The model confidence in this valuation is classified as high, based on a comprehensive analysis of 67 recent HDB resale transactions in the vicinity. Such a robust dataset provides a solid foundation for understanding the local market trends and the premium associated with properties in this area. The remaining lease period of 75 years further enhances the attractiveness of this unit, as it offers potential buyers a substantial duration for occupancy and investment appreciation. As the urban landscape continues to evolve, Bishan remains a resilient choice, reflecting the enduring value of HDB properties in Singapore’s competitive real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.