A magnificent brand-new freehold detached residence located at 9A Toh Heights, Singapore, offering an exceptional blend of architectural elegance, generous space, and premium finishes in one of the East’s most serene landed enclaves. Set on elevated land within a pure landed estate, this stunning home enjoys breezy surroundings, open views, and a peaceful residential atmosphere that is ideal for families seeking both luxury and privacy. The home welcomes you with a striking contemporary façade, complemented by a private swimming pool and a spacious driveway that accommodates multiple vehicles within the compound. Inside, the grand living area features elegant marble flooring, floor-to-ceiling sheer curtains, and bespoke joinery that enhances the sophisticated ambience of the space. Adjacent to the living area is an elegant formal dining room illuminated by a crystal chandelier, creating an impressive setting for family gatherings and entertaining guests. A beautifully designed gourmet kitchen is fitted with sleek black granite countertops, premium cabinetry, and marble-tiled flooring, providing both style and functionality for everyday cooking and hosting. The upper levels of the residence feature generously sized bedrooms finished with gleaming hardwood timber flooring and built-in wardrobes, offering comfort, privacy, and refined living for every member of the household. The spacious master suite serves as a luxurious retreat, complete with a well-appointed en-suite marble bathroom featuring a glass shower enclosure and a relaxing soaking bath. Additional bathrooms throughout the home are thoughtfully designed with premium marble tiles and timber vanity units, maintaining the home’s consistent sense of elegance. Connecting the levels is an impressive staircase with glass balustrades, solid timber handrails, and a skylight above that allows natural light to cascade beautifully through the interior. Large ground-floor rooms are lined with full-height windows overlooking lush greenery and the pool, creating a seamless connection between indoor and outdoor living. Throughout the residence, quality finishes such as marble flooring on the ground level, premium hardwood timber flooring on the upper floors, recessed and cove lighting, air-conditioning in all rooms, and built-in wardrobes in every bedroom further enhance the sense of comfort and luxury. Located in the tranquil Toh Estate enclave, the property enjoys excellent connectivity and convenient access to a wide range of amenities. It is a short drive to attractions such as Jewel Changi Airport, Downtown East, and White Sands Shopping Centre. Educational institutions nearby include Singapore University of Technology and Design, while connectivity will be further enhanced with the upcoming Pasir Ris East MRT Station, providing convenient access to the rest of Singapore. Offering refined design, expansive living spaces, and a prestigious address in a quiet landed-only neighbourhood, this exceptional residence at 9A Toh Heights presents a rare opportunity to own a luxuriously finished freehold detached home in Singapore’s highly sought-after eastern enclave. Call Harry Yap +65 9452 XXXX www.landedelite.com
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Total Transactions
1
Average Price
S5.4M
Total Value
S5.4M
Calculating fair value from URA transaction data…

License: L3008022J
Automated Valuation based on 330 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.58M
S$597 psf
Asking Price
S$11.20M
S$2,043 psf
vs Market
+144.8%
vs Last Done
+298.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
330 comps
Nearest MRT
Tampines East
2496m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
330 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 · 330 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 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 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 |
Feb 2026 | Blk 543 PASIR RIS ST 51 Floor 04 TO 06 | 1,539sqft | S$918,000 | ▼S$596 -0.2% vs FV | 99yr from 1992 |
Feb 2026 | Blk 505 PASIR RIS ST 52 Floor 10 TO 12 | 1,572sqft | S$950,000 | ▲S$605 +1.3% vs FV | 99yr from 1993 |
Feb 2026 | Blk 501 PASIR RIS ST 52 Floor 13 TO 15 | 1,572sqft | S$1,000,000 | ▲S$636 +6.5% vs FV | 99yr from 1993 |
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 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 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
Blk 543 PASIR RIS ST 51
Feb 2026 · Floor 04 TO 06
-0.2% vs FV
Blk 505 PASIR RIS ST 52
Feb 2026 · Floor 10 TO 12
+1.3% vs FV
Blk 501 PASIR RIS ST 52
Feb 2026 · Floor 13 TO 15
+6.5% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the HDB Executive unit located in Pasir Ris stands out with an estimated value of $4,575,336, equating to $597 PSF. This valuation not only reflects the property's intrinsic worth but also indicates a significant premium over the baseline market value, with a remarkable 144.8% differential. Such a substantial market signal underscores the growing demand for residential spaces in this region, particularly for larger HDB units that offer more living space and amenities.
The remaining lease of 75 years adds a layer of attractiveness for prospective buyers, as it ensures long-term occupancy while mitigating concerns typically associated with shorter leases. The high model confidence rating is derived from an extensive analysis of 330 recent HDB resale transactions in the vicinity, which provides a robust data set reflecting current market trends and buyer sentiment. The dynamics observed in Pasir Ris suggest a thriving community with heightened interest, driven by factors such as accessibility, amenities, and evolving lifestyle preferences. This HDB Executive unit, therefore, represents not just a residence, but a strategic investment in a burgeoning locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.