Tan Boon Chong Avenue, Ulu Pandan, Central Region, Singapore
$20,000,000
Move into this exclusive District 11 freehold Detached residence, offering 3,651 sqft of land and approximately 4,400 sqft of built-up space across three storeys. Thoughtfully designed for spacious landed living with modern comforts, this home is ideal for families seeking a harmonious blend of privacy, luxury and everyday convenience. Built in 2006 with a timeless architectural perspective, the home features high ceilings and generously proportioned spaces throughout. The open-plan living area exudes quiet sophistication, complemented by light-toned flooring, textured accents and warm wooden elements that add depth and character. Painstakingly maintained by the owners with consistent yearly upkeep, the property also incorporates practical upgrades including a 22W electric vehicle charger, a 9-camera security system and seamless WiFi connectivity extending even to the car porch. Strategically located with direct staircase access to Thomson Road and just a 30-second drive to the PIE access point, the home offers exceptional connectivity while retaining the exclusivity of landed living. Renowned schools and lifestyle hubs are all within close reach, making this a rare opportunity in a central yet private enclave. Whatsapp Sarah X. +6***** for an exclusive viewing. Transport MRT <1km Novena Toa Payoh Top Schools Nearby <1km CHIJ Primary (Toa Payoh) 1–2km St Joseph’s Institution Junior (SJI Junior) Anglo-Chinese School Primary (ACS Primary) Anglo-Chinese School Junior (ACS Junior) Singapore Chinese Girls' School (SCGS) Marymount Convent Hong Wen School Farrer Park Primary Groceries, Supermarts & Malls <1km Zhongshan Mall Novena Square United Square Shaw Plaza WhatsApp Sarah X. +6***** to schedule an exclusive presentation.
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Total Transactions
17
Average Price
S10.3M
Total Value
S174.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 15 URA transactions
Fair Value
S$11.34M
S$2,432 psf
Asking Price
S$20.00M
S$4,290 psf
vs Market
+76.4%
vs Last Done
+128.7%
Tenure
Freehold
No lease decay
Confidence
High
15 comps
Nearest MRT
Buona Vista
1029m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$2,339
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,432
Recent Comparable Transactions
10 shown · 15 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JALAN ISTIMEWA Floor - | 3,283sqft | S$6,160,000 | ▼S$1,876 -22.9% vs FV | 999 yrs lease commencing from 1877 |
Aug 2025 | JALAN ISTIMEWA Floor - | 3,283sqft | S$6,160,000 | ▼S$1,876 -22.9% vs FV | 999 yrs lease commencing from 1877 |
Jul 2025 | JALAN ISTIMEWA Floor - | 10,853sqft | S$20,500,000 | ▼S$1,889 -22.3% vs FV | Freehold |
Jun 2025 | JALAN ISTIMEWA Floor - | 3,527sqft | S$8,800,000 | ▲S$2,495 +2.6% vs FV | 999 yrs lease commencing from 1877 |
Jun 2025 | JALAN ISTIMEWA Floor - | 2,454sqft | S$5,725,000 | ▼S$2,333 -4.1% vs FV | 999 yrs lease commencing from 1877 |
Apr 2025 | JALAN ISTIMEWA Floor - | 3,687sqft | S$8,200,000 | ▼S$2,224 -8.6% vs FV | 999 yrs lease commencing from 1877 |
Mar 2025 | JALAN ISTIMEWA Floor - | 3,998sqft | S$12,000,000 | ▲S$3,002 +23.4% vs FV | 999 yrs lease commencing from 1877 |
Jan 2025 | JALAN ISTIMEWA Floor - | 3,492sqft | S$9,800,000 | ▲S$2,807 +15.4% vs FV | 999 yrs lease commencing from 1877 |
Nov 2023 | JALAN ISTIMEWA Floor - | 12,087sqft | S$25,250,000 | ▼S$2,089 -14.1% vs FV | Freehold |
Jul 2023 | JALAN ISTIMEWA Floor - | 3,750sqft | S$7,300,000 | ▼S$1,947 -19.9% vs FV | 999 yrs lease commencing from 1877 |
Jul 2023 | JALAN ISTIMEWA Floor - | 3,548sqft | S$10,380,000 | ▲S$2,926 +20.3% vs FV | 999 yrs lease commencing from 1877 |
JALAN ISTIMEWA
Aug 2025 · Floor -
-22.9% vs FV
JALAN ISTIMEWA
Aug 2025 · Floor -
-22.9% vs FV
JALAN ISTIMEWA
Jul 2025 · Floor -
-22.3% vs FV
JALAN ISTIMEWA
Jun 2025 · Floor -
+2.6% vs FV
JALAN ISTIMEWA
Jun 2025 · Floor -
-4.1% vs FV
JALAN ISTIMEWA
Apr 2025 · Floor -
-8.6% vs FV
JALAN ISTIMEWA
Mar 2025 · Floor -
+23.4% vs FV
JALAN ISTIMEWA
Jan 2025 · Floor -
+15.4% vs FV
JALAN ISTIMEWA
Nov 2023 · Floor -
-14.1% vs FV
JALAN ISTIMEWA
Jul 2023 · Floor -
-19.9% vs FV
JALAN ISTIMEWA
Jul 2023 · Floor -
+20.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.