617 Bukit Panjang Ring Road 670617, Senja, West Region, Singapore
$899,000
- One of the Youngest Executive Apartments Available - Rare layout no longer in production. The spaciousness of Executive Maisonette (EM) without the hassle of climbing stairs. - A rare opportunity to own one of the youngest Executive Apartments available. As EA flats are no longer in production, this spacious layout is increasingly hard to find. - This high-floor corner unit is bright, breezy and well-maintained, in almost move-in condition. With a generous and practical layout, it is ideal for families looking for space and long-term comfort. Key Highlights * Cheap & rare Executive Apartment * One of the youngest EA units available * EA layout no longer in production * High floor, corner / point block unit * Well-maintained, almost move-in condition * Spacious living & dining area * Generously sized bedrooms * Functional kitchen with yard Excellent Location & Amenities * Short fully-sheltered walk or a dedicated bus ride to Bukit Panjang MRT (DT1) – Downtown Line and Bukit Panjang Bus Interchange * Bus stops located just beside the block and connected to the well-lit lift lobby. * Jelapang LRT (BP12) and Senja LRT (BP13) nearby * Surrounded by Senja Hawker Centre, eateries and daily conveniences * Major supermarkets nearby: FairPrice, Sheng Siong and Giant. * Malls: Bukit Panjang Plaza, Hillion Mall * Nearby childcare centres and primary schools * Enjoy walks and hikes around Pangsua Pond / Bukit Timah Nature Reserve / etc. Don’t miss this rare opportunity. Viewings strictly by appointment.
The following locations are within radius of this property, with distance shown in kilometers.
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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
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$890,703
S$637 psf
Asking Price
S$899,000
S$643 psf
vs Market
+0.9%
vs Last Done
+2.9%
Tenure
73 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Choa Chu Kang
2038m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$611
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.043
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$637
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | Blk 617 BT PANJANG RING RD Floor 07 TO 09 | 1,399sqft | S$875,000 | ▼S$625 -1.9% vs FV | 99yr from 2001 |
Jul 2025 | Blk 617 BT PANJANG RING RD Floor 07 TO 09 | 1,399sqft | S$875,000 | ▼S$625 -1.9% vs FV | 99yr from 2001 |
Jul 2024 | Blk 617 BT PANJANG RING RD Floor 19 TO 21 | 1,410sqft | S$840,000 | ▼S$596 -6.4% vs FV | 99yr from 2001 |
Blk 617 BT PANJANG RING RD
Jul 2025 · Floor 07 TO 09
-1.9% vs FV
Blk 617 BT PANJANG RING RD
Jul 2025 · Floor 07 TO 09
-1.9% vs FV
Blk 617 BT PANJANG RING RD
Jul 2024 · Floor 19 TO 21
-6.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Bukit Panjang, with a remaining lease of 73 years, presents an intriguing case within the current Singaporean real estate landscape. At an estimated value of $890,703, translating to $637 per square foot, the property reflects a modest market price deviation of only 0.9% from the established baseline. This slight variance indicates a relatively stable market environment, suggesting that buyer sentiment remains cautiously optimistic amidst the prevailing economic conditions.
However, it is important to note that the model confidence for this valuation is categorized as low, which can raise concerns about the reliability of the estimate. This valuation is based on only two recent HDB resale transactions within the vicinity, which may not provide a comprehensive view of the market dynamics at play. As such, prospective buyers and investors should consider the implications of the remaining lease period, as properties with longer leases typically command higher premiums. Overall, while the Bukit Panjang HDB Executive holds potential value, stakeholders are advised to approach this investment with diligent research and an awareness of the nuanced market signals.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.