Sian Tuan Avenue, Swiss Club, Central Region, Singapore
$16,900,000
Discover Your Dream Home - Luxurious Modern Brand New 2 sty Bungalow with Attic Floor / Basement in Bukit Timah Sian Tuan Ave Property Highlights ================= - Home lift for effortlessly access to all floors - Land = 5370sqft , can easily shelter park 8 to 10 cars effortlessly - Built Up Area = 11,562sqft - expansive living space for comfort and luxury - Tenure = 999yr from May 1879 - enjoy the benefits of near freehold ownership offers longevity and stability -Ready for immediate move in into a brand new home just TOP Interior Features ============== - 6 bedroom with 6 ensuite bathrooms L1 = Spacious marble floor living / dining hall, Open concept kitchen with island table, lap pool, home lift L2 = 4 BR 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 of shopping mall, condo, serviced apartment, transport hub interchange Education =========== - Near esteemed Methodist Girl School Primary, providing excellent education headstart opportunities for your children Do Not Miss This Rare Opportunity! 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…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 3 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$10.67M
S$923 psf
Asking Price
S$16.90M
S$3,147 psf
vs Market
+58.4%
vs Last Done
+258.4%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Dover
3226m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$879
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$923
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -4.9% vs FV | 99yr from 1989 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -4.9% vs FV | 99yr from 1989 |
Sep 2024 | Blk 6 TOH YI DR Floor 04 TO 06 | 1,572sqft | S$1,370,000 | ▼S$872 -5.5% vs FV | 99yr from 1989 |
Aug 2024 | Blk 6 TOH YI DR Floor 10 TO 12 | 1,572sqft | S$1,392,000 | ▼S$886 -4.0% vs FV | 99yr from 1989 |
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-4.9% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-4.9% vs FV
Blk 6 TOH YI DR
Sep 2024 · Floor 04 TO 06
-5.5% vs FV
Blk 6 TOH YI DR
Aug 2024 · Floor 10 TO 12
-4.0% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in the prestigious Bukit Timah district presents a compelling case within the current Singaporean real estate landscape. With an estimated value of $10,666,063, translating to a price per square foot of $923, this listing stands significantly above market expectations, showcasing a remarkable 58.4% difference from baseline valuation. Such a premium is indicative of the area's desirability, characterized by its proximity to esteemed educational institutions, vibrant community amenities, and lush greenery, all of which contribute to a robust demand for housing in this locale.
However, it is notable that the model confidence in this valuation is categorized as low, suggesting that while the property commands a high price, the underlying data may reflect limited recent sales activity, with only three comparable HDB resale transactions in the vicinity serving as the basis for this analysis. The remaining lease of 88 years also plays a critical role in this valuation, as properties with longer leases typically attract a premium, yet they may also face market adjustments as they approach the tail end of their lease terms. As such, potential buyers should weigh the premium pricing against the market dynamics and projected future value retention in this evolving real estate environment.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.