Sian Tuan Avenue, Swiss Club, Central Region, Singapore
$11,280,011
Discover Your Dream Home - Luxurious Modern Brand New 2 sty Semi Detached House with Attic Floor / Basement in Bukit Timah Sian Tuan Ave with Home Lift, Swimming Pool, Garden, 5 bedroom + Family Area Property Highlights ================= - Home lift foreffortlessly access to al floors - Land = 3123sqft , can easily shelter park 3 cars effortlessly - Built Up Area = 6689sqft - expansive living space for ultimate comfort and luxury - Tenure = 999yr from May 1879 - enjoy the benefits of near freehold ownership offers longevity and stability - Ready for immediate move in with newly TOP Interior Features ============== - 5 bedroom with ensuite bathrooms and family area L1 = Spacious marble floor living / dining hall, Open concept kitchen with island table, lap pool, home lift L2 = 4 Bedder all ensuite bathrooms L3 = 1 Huge Master bedroom ensuite bathroom & family hall & open terrace balcony B1 = Bomb shelter and store room Modern Design ============== - Modern design with high end finishes and top of the line appliances - Ideal layout providing both style and functionality of multi generation family Prime Location ============= - near King Albert Park MRT for seamless connectivity to Marina Bay CBD - Close to Bukit Timah Plaza, Beauty World Plaza, enjoy transformation of Integrated The Reserve mixed development with shopping mall, condo, serviced apartment, transport hub interchange Education =========== - 1km to Methodist Girl School Primary, providing excellent education headstart opportunities for your children Ready to take the next step? Experience luxurious living in one of the most sought after location in prime Bukit Timah. For more details and arrange private VIP viewing, call us now at *** 8-2-8-8-3-5-0-1***
Loading map...
Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 18 HDB resale transactions (data.gov.sg)
Fair Value
S$10.37M
S$897 psf
Asking Price
S$11.28M
S$3,612 psf
vs Market
+8.8%
vs Last Done
+320.5%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
18 comps
Nearest MRT
Dover
3226m 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)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$897
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 -4.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -4.2% vs FV | 99yr from 1988 |
Dec 2025 | Blk 7 TOH YI DR Floor 07 TO 09 | 1,528sqft | S$1,390,000 | ▲S$909 +1.3% vs FV | 99yr from 1989 |
Nov 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,561sqft | S$1,288,000 | ▼S$825 -8.0% vs FV | 99yr from 1988 |
Sep 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,340,000 | ▼S$853 -4.9% vs FV | 99yr from 1988 |
Aug 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,615sqft | S$1,455,000 | ▲S$901 +0.4% vs FV | 99yr from 1988 |
Jun 2025 | Blk 7 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,310,000 | ▼S$834 -7.0% vs FV | 99yr from 1989 |
May 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,290,000 | ▼S$821 -8.5% 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 -2.1% vs FV | 99yr from 1989 |
Feb 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,572sqft | S$1,460,000 | ▲S$929 +3.6% vs FV | 99yr from 1988 |
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.2% vs FV
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.2% vs FV
Blk 7 TOH YI DR
Dec 2025 · Floor 07 TO 09
+1.3% vs FV
Blk 15 TOH YI DR
Nov 2025 · Floor 01 TO 03
-8.0% vs FV
Blk 15 TOH YI DR
Sep 2025 · Floor 01 TO 03
-4.9% vs FV
Blk 2 TOH YI DR
Aug 2025 · Floor 10 TO 12
+0.4% vs FV
Blk 7 TOH YI DR
Jun 2025 · Floor 01 TO 03
-7.0% vs FV
Blk 15 TOH YI DR
May 2025 · Floor 01 TO 03
-8.5% 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
-2.1% vs FV
Blk 2 TOH YI DR
Feb 2025 · Floor 10 TO 12
+3.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in the prestigious Bukit Timah area stands at an estimated value of $10,369,849, translating to $897 PSF. With a remaining lease of 88 years, this property is positioned strategically within a highly sought-after neighborhood, which has historically shown resilience and demand in the Singapore real estate market. The current valuation reflects a premium above market expectations, presenting an 8.8% difference from the baseline valuation derived from recent market analyses.
This valuation is underpinned by a thorough examination of 18 recent HDB resale transactions in the vicinity, which provides a reliable benchmark for assessing the current market dynamics. The model confidence of medium indicates a balanced outlook, suggesting that while the property exhibits above-average value, potential investors should consider the broader market conditions and future leasehold implications. The enduring appeal of Bukit Timah, coupled with an extended lease, positions this HDB Executive unit as a compelling opportunity for discerning buyers seeking both lifestyle and investment potential in Singapore's real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.