Kismis Avenue, Anak Bukit, Central Region, Singapore
$7,500,000
Rare Freehold Landed Semi-D * Conveniently connected to PIE, BKE, AYE * 6-7mins walk 667m away from Beauty World MRT (Downtown Line) * Stone Throw to Plentiful Coffeeshops, Bukit Timah Wet Market & Hawker Centre, Plentiful Supermarket (NTUC, Cold Storage, Lotus Grocery, Thyme To Meat, Neue Mart, Lotte Korean Mart, Seoul Butchery, Meat United), 4 Malls (Bukit Timah Shopping Centre, Beauty World, Beauty World Plaza, The Linq) Row of Shophouses Filled with late night eateries along Upper Bukit Timah, Super Rich in Amenities * within 1 km Pri Sch; Pei Hwa Presbyterian, Bukit Timah Pri * Within 2 km Pri Sch; Methodist Girls’ Pri (MGS), Keming Pri * within 2 km Sec Sch; Methodist Girls’ Sec (MGS) * Within 1km Tertiary & International Sch (NP, SIM, SUSS) * Freehold * D21 (RCR) * Toh Yi Landed Enclave * Landed Semi-D * Almost Regular Size Land Plot * Currently 2-Storey (Ideal for Rebuild or A&A) * Total 5 Bedrooms (Granny Room Ensuites / Master Rm Ensuites / Music Rm Cum Study Rm / 2 Common Room), 4 Bathrooms (2 Ensuites), Utility Room, 2 Store Room, Food Storage Room, Wet Kitchen / Enclosed Dry Kitchen, Large Living, Step Up Dining Hall, 1 Car Pouch and Long Drive Way can park up to maximum of 3 cars, Back Yard * Potential GFA up to 5,000sqft for rebuild (URA shown 3 Storey Envelope Attic up to 3.5 Storey) * Maximum Ceiling Height 15m * Land Size 3,917 Sqft / Built-In Approx 2,870 -3,000 Sqft * Renovated & Well Kept Move In Condition * Cat 5 Road Reserve (7.5m Road Buffer) * Facing Main Gate Living Master SW, Kitchen Backyard Study Rm B/rm NE, Main Door SE * Serious Seller Upper Bukit Timah Dunearn Rd King Albert Park Sixth Ave Swiss Club Jalan Kampong Chantek Old Holland Rd Namly Coronation Duchess Victoria Park Queen Astrid Ewart Park Toh Tuck Golden Rise Estate Toh Yi Cheng Soon Garden Eng Kong Park Lor Kimis Savoy Summerlea Green Highgate Regina Hill Interested Buyer / Cobroke: Please Call / SMS / WhatsApp Khayden @ 9423 XXXX (Propnex) CEA Reg No: R015159B
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Total Transactions
17
Average Price
S5.2M
Total Value
S88.7M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 18 HDB resale transactions (data.gov.sg)
Fair Value
S$2.34M
S$805 psf
Asking Price
S$7.50M
S$1,914 psf
vs Market
+221.1%
vs Last Done
+122.8%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
18 comps
Nearest MRT
Clementi
2411m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
18 comparable transactions
S$854
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.943
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$805
Recent Comparable Transactions
10 shown · 18 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▲S$859 +6.7% vs FV | 99yr from 1988 |
Mar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▲S$859 +6.7% vs FV | 99yr from 1988 |
Dec 2025 | Blk 7 TOH YI DR Floor 07 TO 09 | 1,528sqft | S$1,390,000 | ▲S$909 +12.9% vs FV | 99yr from 1989 |
Nov 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,561sqft | S$1,288,000 | ▲S$825 +2.5% vs FV | 99yr from 1988 |
Sep 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,340,000 | ▲S$853 +6.0% vs FV | 99yr from 1988 |
Aug 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,615sqft | S$1,455,000 | ▲S$901 +11.9% vs FV | 99yr from 1988 |
Jun 2025 | Blk 7 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,310,000 | ▲S$834 +3.6% vs FV | 99yr from 1989 |
May 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,290,000 | ▲S$821 +2.0% vs FV | 99yr from 1988 |
May 2025 | Blk 3 TOH YI DR Floor 07 TO 09 | 1,658sqft | S$1,501,555 | ▲S$906 +12.5% vs FV | 99yr from 1988 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▲S$878 +9.1% vs FV | 99yr from 1989 |
Feb 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,572sqft | S$1,460,000 | ▲S$929 +15.4% vs FV | 99yr from 1988 |
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
+6.7% vs FV
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
+6.7% vs FV
Blk 7 TOH YI DR
Dec 2025 · Floor 07 TO 09
+12.9% vs FV
Blk 15 TOH YI DR
Nov 2025 · Floor 01 TO 03
+2.5% vs FV
Blk 15 TOH YI DR
Sep 2025 · Floor 01 TO 03
+6.0% vs FV
Blk 2 TOH YI DR
Aug 2025 · Floor 10 TO 12
+11.9% vs FV
Blk 7 TOH YI DR
Jun 2025 · Floor 01 TO 03
+3.6% vs FV
Blk 15 TOH YI DR
May 2025 · Floor 01 TO 03
+2.0% vs FV
Blk 3 TOH YI DR
May 2025 · Floor 07 TO 09
+12.5% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
+9.1% vs FV
Blk 2 TOH YI DR
Feb 2025 · Floor 10 TO 12
+15.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bukit Timah, with a remaining lease of 66 years, stands at an estimated value of $2,335,576, translating to $805 PSF. This assessment indicates a significant premium over the baseline, with a market signal reflecting a striking 221.1% difference. This valuation positions the property above the average market rates in the vicinity, underscoring its desirability within a competitive landscape.
This high valuation is supported by an analysis of 18 recent HDB resale transactions in the area, which suggests a strong demand for properties in this sought-after district. The medium confidence level of this model reflects the inherent variability in market dynamics, influenced by factors such as the remaining lease term, location prestige, and overall market sentiment. As Bukit Timah continues to be recognized as a prime residential area, the elevated valuation of this HDB Executive unit is indicative of both its intrinsic value and the broader trends shaping the Singapore property market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.