Jalan Pernama, Changi West, East Region, Singapore
$4,800,000
2-storey Semi Detached with attic Regular shaped land Lush Greenery Suitable for renovation/ A&A Official Valuation secured Bedrooms: 4 + 1 Bathrooms: 3 Level 1: car porch / Patio / side terrace/ living hall/ dining hall/ store/ helper's room/ common bathroom/ dry kitchen and wet kitchen/ yard Level 2: Landing area/ common bathroom/ study/ master bedroom with attached bathroom and 3 other bedrooms. Property is located off Upper Changi Road North/ Loyang Avenue close proximity to upper Changi Road North, Upper Changi MRT station. Easily accessible to TPE and PIE
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Total Transactions
2
Average Price
S2.8M
Total Value
S5.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 329 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.55M
S$600 psf
Asking Price
S$4.80M
S$1,328 psf
vs Market
+209.0%
vs Last Done
+123.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
329 comps
Nearest MRT
Upper Changi
1618m 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 466 PASIR RIS ST 41 Floor 04 TO 06 | 1,593sqft | S$945,000 | ▼S$593 -1.2% vs FV | 99yr from 1992 |
May 2026 | Blk 466 PASIR RIS ST 41 Floor 04 TO 06 | 1,593sqft | S$945,000 | ▼S$593 -1.2% vs FV | 99yr from 1992 |
Apr 2026 | Blk 449 PASIR RIS DR 6 Floor 01 TO 03 | 1,572sqft | S$1,000,000 | ▲S$636 +6.0% vs FV | 99yr from 1989 |
Apr 2026 | Blk 454 PASIR RIS DR 6 Floor 04 TO 06 | 1,572sqft | S$970,000 | ▲S$617 +2.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 456 PASIR RIS DR 4 Floor 04 TO 06 | 1,539sqft | S$900,000 | ▼S$585 -2.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 466 PASIR RIS ST 41 Floor 07 TO 09 | 1,593sqft | S$940,888 | ▼S$591 -1.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 463 PASIR RIS ST 41 Floor 04 TO 06 | 1,550sqft | S$860,000 | ▼S$555 -7.5% vs FV | 99yr from 1992 |
Feb 2026 | Blk 408 PASIR RIS DR 6 Floor 10 TO 12 | 1,582sqft | S$975,000 | ▲S$616 +2.7% vs FV | 99yr from 1990 |
Jan 2026 | Blk 460 PASIR RIS DR 4 Floor 07 TO 09 | 1,550sqft | S$900,000 | ▼S$581 -3.2% vs FV | 99yr from 1992 |
Jan 2026 | Blk 447 PASIR RIS DR 6 Floor 01 TO 03 | 1,668sqft | S$1,055,000 | ▲S$632 +5.3% vs FV | 99yr from 1989 |
Jan 2026 | Blk 466 PASIR RIS ST 41 Floor 07 TO 09 | 1,572sqft | S$920,000 | ▼S$585 -2.5% vs FV | 99yr from 1992 |
Blk 466 PASIR RIS ST 41
May 2026 · Floor 04 TO 06
-1.2% vs FV
Blk 466 PASIR RIS ST 41
May 2026 · Floor 04 TO 06
-1.2% vs FV
Blk 449 PASIR RIS DR 6
Apr 2026 · Floor 01 TO 03
+6.0% vs FV
Blk 454 PASIR RIS DR 6
Apr 2026 · Floor 04 TO 06
+2.8% vs FV
Blk 456 PASIR RIS DR 4
Mar 2026 · Floor 04 TO 06
-2.5% vs FV
Blk 466 PASIR RIS ST 41
Mar 2026 · Floor 07 TO 09
-1.5% vs FV
Blk 463 PASIR RIS ST 41
Mar 2026 · Floor 04 TO 06
-7.5% vs FV
Blk 408 PASIR RIS DR 6
Feb 2026 · Floor 10 TO 12
+2.7% vs FV
Blk 460 PASIR RIS DR 4
Jan 2026 · Floor 07 TO 09
-3.2% vs FV
Blk 447 PASIR RIS DR 6
Jan 2026 · Floor 01 TO 03
+5.3% vs FV
Blk 466 PASIR RIS ST 41
Jan 2026 · Floor 07 TO 09
-2.5% vs FV
HELIOS AI Analysis
The HDB Executive unit located in the vibrant Pasir Ris district has demonstrated a compelling valuation of $1,553,208, translating to a premium of $600 PSF. This figure is indicative of a robust market sentiment, positioning the property at an impressive 209% above the established market baseline. Such a significant deviation signals heightened demand and desirability for HDB flats in this region, underscored by the area's strategic location and comprehensive amenities.
With a remaining lease of 75 years, this property retains significant value and longevity, appealing to both families and investors looking for stable, long-term assets. The model confidence rating is categorized as high, based on rigorous analysis of 329 recent HDB resale transactions within the vicinity. This data not only reinforces the valuation but also highlights the resilience of the Pasir Ris market amidst fluctuating economic conditions, making this property a highly attractive option for discerning buyers seeking premium HDB living.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.