Rare opportunity to own a freehold detached house in the exclusive Toh Estate landed enclave (District 17). Sitting on a generous 8,887 sqft regular-shaped plot, this property offers excellent potential for A&A or rebuilding. With a wide 18.3m frontage, the land configuration provides flexibility for redevelopment and even potential subdivision into two semi-detached houses, subject to authorities’ approval. Property details: • Freehold landed property in Toh Heights / Toh Estate • Land size: 8,887 sqft • Estimated built-up: ~6,000 sqft • Detached house • 5 bathrooms • Regular-shaped plot • Wide frontage: 18.3m • Unfurnished • Suitable for rebuilding or A&A • Potential to subdivide into 2 semi-detached houses (subject to approval) Located in a quiet landed enclave while still enjoying convenient access to Changi Business Park, Loyang, Pasir Ris, and major expressways. Price starting from $9M Contact us today for more details or to arrange a viewing! Disclaimer: Photos used are solely for reference use only and may not represent the final result. Disclaimer: All land and built-up areas are based on approximate measurements only and are subject to final survey and shall not form part of any offer or contract nor constitute any warranty by the salesperson and shall not be regarded as statements or representations of fact.
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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 333 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.58M
S$597 psf
Asking Price
S$9.00M
S$1,013 psf
vs Market
+151.4%
vs Last Done
+97.5%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
333 comps
Nearest MRT
Tampines East
2272m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
333 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 · 333 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 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +1.2% 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 |
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 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+1.2% 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
HELIOS AI Analysis
The HDB Executive unit located in Pasir Ris, with a remaining lease of 86 years, presents a compelling investment opportunity, evidenced by its estimated value of $3,580,448, translating to a price per square foot (PSF) of $597. This valuation positions the property significantly above the market baseline, with a remarkable 151.4% premium, indicating strong demand and a favorable perception of the area among potential buyers. Such a substantial deviation from the baseline underscores the competitive nature of the Pasir Ris HDB resale market, driven by both intrinsic property attributes and the evolving socio-economic landscape of the region.
The model confidence rating for this valuation is categorized as high, drawing from an extensive analysis of 333 recent HDB resale transactions in the vicinity. The data reflects a robust market environment, where the Pasir Ris area has shown resilience and growth potential, particularly appealing to families and young professionals seeking spacious living options. As the demand for HDB properties continues to surge amid limited supply, this Executive unit stands out not only for its remaining lease duration but also for its strategic location, which is poised to benefit from ongoing developments and infrastructural improvements in the vicinity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.