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…
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Automated Valuation based on 73 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$4.57M
S$843 psf
Asking Price
S$7.20M
S$4,990 psf
vs Market
+57.5%
vs Last Done
+532.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
73 comps
Nearest MRT
Toa Payoh
721m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
73 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$843
Recent Comparable Transactions
10 shown · 73 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
May 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
May 2026 | Blk 401 SIN MING AVE Floor 01 TO 03 | 1,668sqft | S$1,140,000 | ▼S$683 -19.0% vs FV | 99yr from 1985 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.4% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -4.3% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +6.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.9% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -2.1% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +5.6% vs FV | 99yr from 1987 |
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-6.4% vs FV
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-6.4% vs FV
Blk 401 SIN MING AVE
May 2026 · Floor 01 TO 03
-19.0% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.4% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-4.3% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-6.4% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.6% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+6.4% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.9% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-2.1% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+5.6% vs FV
HELIOS AI Analysis
The HDB Executive property located in the highly sought-after Bishan district, boasting a remaining lease of 75 years, presents a compelling valuation of $4,571,489, equating to $843 PSF. This valuation not only reflects the intrinsic value of the property but also underscores the current market dynamics within this prime residential enclave. With an estimated market signal indicating a valuation that is 57.5% above the baseline, it is evident that this property is strategically positioned to take advantage of the robust demand for HDB units in the area.
Support for this valuation is bolstered by a substantial dataset derived from 73 recent HDB resale transactions in the vicinity, which provides a solid foundation for market analysis. The high model confidence level further reinforces the reliability of this valuation, suggesting that the property is not only a sound investment but also a desirable living space in a district known for its excellent amenities and connectivity. As the Singapore real estate market continues to evolve, particularly in central locations like Bishan, this Executive HDB stands out as a premium offering, embodying both value and potential appreciation in the years to come.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.