IDEAL FOR RENO, A&A OR REBUILT! THE CHOICE IS YOURS! 1) Key Features - Linked Bungalow - Land: 373.8sqm, 4024 sqft - Built Up: 325.1sqm, 3500 sqft - Freehold Tenure - Quiet & Peaceful Sunset Way Estate - Large Living & Dining Room, Kitchen & Bedrooms - Well Maintained Unit - 5 Bedrooms - 3 Bathrooms Level 1 - Front porch can fit 2 cars - Nice garden area along the front, side & back of the unit - Large living room & dining Area - Study area on level 1 can be converted into another bedroom. - Good size kitchen - Sheltered service yard for washing & drying of clothes - Helper's room - Common bathroom Level 2 - Huge master bedroom that can be split into a bedroom & study area - Good size master bathroom - 1 large common bedroom that can fit a king sized bed comfortably with space to for another study area - 1 common bedroom - Good size common bathroom - Balcony 2) Selling Conditions - Vacant Possession or With Extension To Be Negotiated 3) Transportation - 3 mins drive to Upcoming Maju MRT Station - 5 mins drive to Clementi MRT Station 4) Amenities - Short 2 mins walk to cafe, eateries, Cold Storage & Grindelwald supermarket along Sunset Way - 5 mins drive to Kimly Coffeeshop (345 Clementi Ave 5) - 5 mins drive to The Clementi Mall, Grantral Mall@Clementi, 321 Clementi - 6 mins drive to Bukit Timah Plaza 5) Conveniently located in the Central-Western Part of Singapore: - Easy connectivity to PIE & AYE 6) Primary Schools Nearby - Within 1KM: Clementi Primary School Nan Hua Primary School Pei Tong Primary School - Within 1-2KM Bukit Timah Primary School Methodist Girls School (Primary) Pei Hwa Presbyterian Primary School Qifa Primary School 7) Secondary Schools Nearby Clementi Town Secondary School Nan Hua High School NUS High School for Math & Science 8) Tertiary Schools Nearby Ngee Ann Poly Singapore Poly NUS SIM Global Education SUSS Call Esther Tan 9.1.3.9.5.0.9.5 for an exclusive viewing! Disclaimer: All areas quoted are estimates only
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Total Transactions
13
Average Price
S2.3M
Total Value
S29.8M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 18 HDB resale transactions (data.gov.sg)
Fair Value
S$3.20M
S$915 psf
Asking Price
S$10.50M
S$2,609 psf
vs Market
+227.9%
vs Last Done
+203.7%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
18 comps
Nearest MRT
Clementi
973m away · +2% premium
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)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$915
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 -6.1% vs FV | 99yr from 1988 |
Mar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -6.1% vs FV | 99yr from 1988 |
Dec 2025 | Blk 7 TOH YI DR Floor 07 TO 09 | 1,528sqft | S$1,390,000 | ▼S$909 -0.7% vs FV | 99yr from 1989 |
Nov 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,561sqft | S$1,288,000 | ▼S$825 -9.8% vs FV | 99yr from 1988 |
Sep 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,340,000 | ▼S$853 -6.8% vs FV | 99yr from 1988 |
Aug 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,615sqft | S$1,455,000 | ▼S$901 -1.5% vs FV | 99yr from 1988 |
Jun 2025 | Blk 7 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,310,000 | ▼S$834 -8.9% vs FV | 99yr from 1989 |
May 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,290,000 | ▼S$821 -10.3% vs FV | 99yr from 1988 |
May 2025 | Blk 3 TOH YI DR Floor 07 TO 09 | 1,658sqft | S$1,501,555 | ▼S$906 -1.0% vs FV | 99yr from 1988 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -4.0% vs FV | 99yr from 1989 |
Feb 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,572sqft | S$1,460,000 | ▲S$929 +1.5% vs FV | 99yr from 1988 |
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-6.1% vs FV
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-6.1% vs FV
Blk 7 TOH YI DR
Dec 2025 · Floor 07 TO 09
-0.7% vs FV
Blk 15 TOH YI DR
Nov 2025 · Floor 01 TO 03
-9.8% vs FV
Blk 15 TOH YI DR
Sep 2025 · Floor 01 TO 03
-6.8% vs FV
Blk 2 TOH YI DR
Aug 2025 · Floor 10 TO 12
-1.5% vs FV
Blk 7 TOH YI DR
Jun 2025 · Floor 01 TO 03
-8.9% vs FV
Blk 15 TOH YI DR
May 2025 · Floor 01 TO 03
-10.3% vs FV
Blk 3 TOH YI DR
May 2025 · Floor 07 TO 09
-1.0% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-4.0% vs FV
Blk 2 TOH YI DR
Feb 2025 · Floor 10 TO 12
+1.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bukit Timah, with a remaining lease of 76 years, has been estimated at an impressive $3,201,900, translating to a price per square foot (PSF) of $915. This valuation positions the property significantly above the market average, reflecting a robust 227.9% difference from the baseline. Such a premium price underscores the desirability of the Bukit Timah area, known for its proximity to high-quality educational institutions, green spaces, and affluent amenities, making it a sought-after locale for families and professionals.
It is essential to note that this valuation is based on an analysis of 18 recent HDB resale transactions in the vicinity, indicating a medium confidence level in the model's accuracy. The strong demand dynamics, coupled with the dwindling supply of HDB units in prime locations, contribute to the upward pressure on prices, particularly for properties with a longer remaining lease. As the market continues to evolve, stakeholders should remain vigilant of shifting trends, as this premium valuation may reflect both current demand and potential future appreciation in this prestigious segment of the Singapore real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.