Jalan Mariam, Flora Drive, East Region, Singapore
$7,500,000
Nestled within the peaceful and well-established landed enclave of Sennett Estate in District 13, this beautifully designed residence offers an excellent combination of space, functionality, and comfort, making it ideal for multi-generational family living. Thoughtfully planned to accommodate both everyday living and entertaining, the home provides a harmonious balance between private spaces and communal areas for the whole family to enjoy. Set on a generous land size of approximately 2,393 square feet with an estimated built-up area of about 2,400 square feet, the property features six well-appointed bedrooms, including five ensuite bedrooms, as well as a dedicated helper’s room. The well-considered layout ensures that each member of the household enjoys privacy and comfort while still maintaining a warm and connected living environment that is well suited for large families or homeowners who frequently host guests. The residence has obtained its Temporary Occupation Permit, reflecting modern construction standards and allowing for immediate move-in readiness. Interiors are thoughtfully designed to maximise natural light and cross-ventilation, creating bright and airy living spaces that enhance day-to-day comfort. Generous living and dining areas provide an inviting environment for family gatherings, while the well-proportioned bedrooms offer restful private retreats. Located in a quiet residential neighbourhood within the city fringe, the home enjoys excellent accessibility to a wide range of amenities. Families will appreciate its proximity to reputable schools such as Cedar Primary School and Geylang Methodist School (Primary). Residents also benefit from convenient connectivity to public transport and major expressways, allowing easy access to different parts of Singapore while still enjoying the tranquillity of a landed residential environment. Combining spacious interiors, a functional layout, and a location within one of District 13’s most established landed estates, this property presents a rare opportunity to own a comfortable and well-designed landed home in a highly sought-after neighbourhood. Call Harry Yap +65 9452 XXXX www.landedelite.com
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Total Transactions
12
Average Price
S4.0M
Total Value
S47.7M
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$1.43M
S$597 psf
Asking Price
S$7.50M
S$3,134 psf
vs Market
+423.9%
vs Last Done
+510.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
330 comps
Nearest MRT
Tampines East
1872m 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
The current valuation of the HDB Executive unit in Pasir Ris, with a remaining lease of 75 years, stands at an estimated $1,431,657, translating to a price per square foot (PSF) of $597. This valuation is indicative of a robust market signal, reflecting a premium that is 423.9% above the baseline valuation. Such a significant deviation from the baseline underscores the desirability of the Pasir Ris area, which is bolstered by its strategic location and the extensive amenities available to residents.
Our analysis, grounded in a comprehensive study of 330 recent HDB resale transactions within the locality, reveals a high model confidence level in this valuation. The sustained demand for HDB properties, particularly executive units which cater to larger families, illustrates a dynamic market environment driven by both intrinsic property value and external factors such as government policies and urban development initiatives. As the remaining lease term of 75 years offers ample time for prospective buyers to appreciate their investment, this contributes to the heightened demand and subsequent valuation premium observed in this property segment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.