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…
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Automated Valuation based on 326 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.44M
S$600 psf
Asking Price
S$7.50M
S$3,134 psf
vs Market
+420.6%
vs Last Done
+480.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
326 comps
Nearest MRT
Tampines East
1872m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
326 comparable transactions
S$572
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$600
Recent Comparable Transactions
10 shown · 326 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 645 PASIR RIS DR 10 Floor 04 TO 06 | 1,593sqft | S$860,000 | ▼S$540 -10.0% vs FV | 99yr from 1995 |
May 2026 | Blk 645 PASIR RIS DR 10 Floor 04 TO 06 | 1,593sqft | S$860,000 | ▼S$540 -10.0% vs FV | 99yr from 1995 |
Apr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▼S$559 -6.8% vs FV | 99yr from 1995 |
Apr 2026 | Blk 608 ELIAS RD Floor 16 TO 18 | 1,604sqft | S$980,000 | ▲S$611 +1.8% vs FV | 99yr from 1995 |
Apr 2026 | Blk 646 PASIR RIS DR 10 Floor 01 TO 03 | 1,582sqft | S$930,000 | ▼S$588 -2.0% vs FV | 99yr from 1995 |
Apr 2026 | Blk 647 PASIR RIS DR 10 Floor 04 TO 06 | 1,615sqft | S$890,000 | ▼S$551 -8.2% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -2.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +0.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 651 PASIR RIS DR 10 Floor 04 TO 06 | 1,539sqft | S$872,000 | ▼S$567 -5.5% vs FV | 99yr from 1995 |
Feb 2026 | Blk 644 PASIR RIS DR 10 Floor 10 TO 12 | 1,539sqft | S$920,000 | ▼S$598 -0.3% vs FV | 99yr from 1995 |
Blk 645 PASIR RIS DR 10
May 2026 · Floor 04 TO 06
-10.0% vs FV
Blk 645 PASIR RIS DR 10
May 2026 · Floor 04 TO 06
-10.0% vs FV
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
-6.8% vs FV
Blk 608 ELIAS RD
Apr 2026 · Floor 16 TO 18
+1.8% vs FV
Blk 646 PASIR RIS DR 10
Apr 2026 · Floor 01 TO 03
-2.0% vs FV
Blk 647 PASIR RIS DR 10
Apr 2026 · Floor 04 TO 06
-8.2% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.5% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-2.5% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+0.7% vs FV
Blk 651 PASIR RIS DR 10
Mar 2026 · Floor 04 TO 06
-5.5% vs FV
Blk 644 PASIR RIS DR 10
Feb 2026 · Floor 10 TO 12
-0.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Pasir Ris, with a remaining lease of 75 years, stands at an estimated value of $1,440,648, translating to a price per square foot (PSF) of $600. This valuation is notably positioned above the market baseline, exhibiting a substantial 420.6% difference. Such a premium indicates robust demand dynamics in the local property market, reflective of the area's desirability and the unique attributes of the Executive HDB model.
The model confidence in this valuation is categorized as high, bolstered by comprehensive analysis of 326 recent HDB resale transactions within the vicinity. The Pasir Ris region has demonstrated resilience and attractiveness, characterized by its strategic location and community amenities that cater to families and individuals alike. The remaining lease duration of 75 years further enhances the property’s appeal, aligning well with the long-term investment strategies of discerning buyers in Singapore's competitive real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.