Jalan Sinar Bulan, Loyang East, East Region, Singapore
$4,100,000
Freehold Terrace @ Jalan Sinar Bulan (Changi Heights) 4 Bedrooms | 5 Bathrooms + 1 Common Toilet | Move-In Condition Almost closed — motivated seller. All genuine offers will be seriously considered. A rare opportunity to own a well-maintained landed home in the peaceful Changi Heights enclave. Renovated about 7 years ago, this property is in move-in condition — ideal for buyers who want space without the hassle of major renovation. Completed in 2002, this Freehold terrace sits within an exclusive landed estate of about 120 homes — offering privacy, space, and long-term value. • 4 Spacious Bedrooms Comfortable layout suitable for families • 5 Bathrooms + 1 Common Toilet Practical and functional for daily living • Renovated ~7 Years Ago Well-kept condition — move in or lightly refresh • Freehold Status A legacy asset with no lease decay • Quiet Landed Enclave (D17) Peaceful surroundings away from main roads Connectivity & Convenience • MRT Access Within 1km to future Loyang MRT — strong future upside Nearest MRT - DT33 Tampines East ( 2.4Km) • Bus Stops (3–5 mins walk) • Changi Chapel Museum • Before Toh Close • Opposite Changi Chapel Museum • Daily Essentials Nearby 3 grocery stores within 1km FairPrice Xpress at Komo Shoppes Ace Signature @LIV Changi Giant Supermarket @ Loyang Point • Nearby Schools • Invictus International Preschool Changi (4 mins walk) • Blossom Fantasia Centre (5 mins walk) • Kidzmonte Child Development Centre (short drive) • Parks & Recreation • Mariam Way Dog Run (3 mins drive) • Multiple parks within 5km Let’s be honest - A Freehold landed home in move-in condition, in a quiet enclave, at a reasonable entry level… doesn’t stay available for long. This unit is already almost closed. If your buyer has been waiting for something “just nice” — this could be the one. 📞 Call Joseph Wong @ 9686 XXXX Secure a viewing before it’s taken. Disclaimer: Photos are for illustration purposes only. Pricing, land/build-up areas, and availability are subject to final confirmation
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Total Transactions
13
Average Price
S3.1M
Total Value
S40.0M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 430 HDB resale transactions (data.gov.sg) · 70 outliers removed (IQR)
Fair Value
S$1.77M
S$570 psf
Asking Price
S$4.10M
S$2,366 psf
vs Market
+132.2%
vs Last Done
+288.5%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
430 comps
Nearest MRT
Tampines East
2117m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
430 comparable transactions
S$543
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$570
Recent Comparable Transactions
10 shown · 430 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 421 PASIR RIS DR 6 Floor 04 TO 06 | 1,130sqft | S$688,000 | ▲S$609 +6.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 421 PASIR RIS DR 6 Floor 04 TO 06 | 1,130sqft | S$688,000 | ▲S$609 +6.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 468 PASIR RIS DR 6 Floor 01 TO 03 | 1,130sqft | S$610,000 | ▼S$540 -5.3% vs FV | 99yr from 1989 |
Mar 2026 | Blk 429 PASIR RIS DR 6 Floor 04 TO 06 | 1,130sqft | S$650,000 | ▲S$575 +0.9% vs FV | 99yr from 1990 |
Mar 2026 | Blk 411 PASIR RIS DR 6 Floor 04 TO 06 | 1,109sqft | S$605,000 | ▼S$546 -4.2% vs FV | 99yr from 1990 |
Mar 2026 | Blk 472 PASIR RIS DR 6 Floor 07 TO 09 | 1,109sqft | S$650,000 | ▲S$586 +2.8% vs FV | 99yr from 1989 |
Mar 2026 | Blk 467 PASIR RIS DR 6 Floor 04 TO 06 | 1,109sqft | S$620,000 | ▼S$559 -1.9% vs FV | 99yr from 1989 |
Mar 2026 | Blk 194 PASIR RIS ST 12 Floor 01 TO 03 | 1,130sqft | S$590,000 | ▼S$522 -8.4% vs FV | 99yr from 1993 |
Mar 2026 | Blk 226 PASIR RIS ST 21 Floor 07 TO 09 | 1,152sqft | S$560,000 | ▼S$486 -14.7% vs FV | 99yr from 1993 |
Mar 2026 | Blk 558 PASIR RIS ST 51 Floor 10 TO 12 | 1,119sqft | S$590,000 | ▼S$527 -7.5% vs FV | 99yr from 1993 |
Mar 2026 | Blk 511 PASIR RIS ST 52 Floor 04 TO 06 | 1,141sqft | S$660,000 | ▲S$578 +1.4% vs FV | 99yr from 1993 |
Blk 421 PASIR RIS DR 6
Mar 2026 · Floor 04 TO 06
+6.8% vs FV
Blk 421 PASIR RIS DR 6
Mar 2026 · Floor 04 TO 06
+6.8% vs FV
Blk 468 PASIR RIS DR 6
Mar 2026 · Floor 01 TO 03
-5.3% vs FV
Blk 429 PASIR RIS DR 6
Mar 2026 · Floor 04 TO 06
+0.9% vs FV
Blk 411 PASIR RIS DR 6
Mar 2026 · Floor 04 TO 06
-4.2% vs FV
Blk 472 PASIR RIS DR 6
Mar 2026 · Floor 07 TO 09
+2.8% vs FV
Blk 467 PASIR RIS DR 6
Mar 2026 · Floor 04 TO 06
-1.9% vs FV
Blk 194 PASIR RIS ST 12
Mar 2026 · Floor 01 TO 03
-8.4% vs FV
Blk 226 PASIR RIS ST 21
Mar 2026 · Floor 07 TO 09
-14.7% vs FV
Blk 558 PASIR RIS ST 51
Mar 2026 · Floor 10 TO 12
-7.5% vs FV
Blk 511 PASIR RIS ST 52
Mar 2026 · Floor 04 TO 06
+1.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Pasir Ris, with an estimated value of $1,766,043 or $570 PSF, reveals notable insights into the current property market dynamics. With a remaining lease of 75 years, this property is positioned well within the longevity parameters that typically appeal to both family buyers and investors. The robust valuation, which is above market by 132.2% compared to the baseline, suggests a strong demand in the area, underpinned by the recent performance of 430 HDB resale transactions in proximity.
This above-market valuation signals an increasing trend in property desirability, potentially driven by several factors including the area's strategic location, evolving infrastructure, and community amenities. The high model confidence associated with this valuation further reinforces the reliability of the data, indicating a stable market environment. As Singapore's real estate landscape continues to evolve, properties with extended leases such as this one in Pasir Ris are likely to remain attractive, showing resilience against market fluctuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.