Chun Tin Road, Anak Bukit, Central Region, Singapore
$5,999,999
Dear Sir/Madam, Are you searching for a peaceful and spacious terrace house home near Beauty World MRT? Your search ends here — this could be the perfect match for your family. Property Highlights: • Prime Upper Bukit Timah Location lies a charming, quiet landed enclave house • 2-Storey Freehold Terrace — a rare opportunity in today’s market • Land Size: Approx. 2000 sqft / Built-Up: Approx. 1500 sqft • Within 1km to Bt Timah Pri school and Pei Hwa Pres Pri school, 2km to keming Pri and Methodist Girl Pri • Convenient Location: Minutes to Beauty World MRT, shopping centres and hawker centre and daily amenities • Orientation: Main door facing Southeast — bright and breezy throughout the day • Selling Vacant: Move in immediately or rebuild to your dream home Thoughtfully Designed Multi-Generational Layout Level 1 – Granny room with attached bathroom — ideal for elderly family members or guests Level 2 – Three Spacious bedrooms – Two toilet/bathroom Why You’ll Love It This home offers a rare combination of freehold status, generous living space, and a highly sought-after West location. The well-planned layout supports multi-generational living, making it ideal for both own stay and future-proof investment. Come experience it in person — this is one home that photos alone cannot do justice to. For viewing or more details, contact James Jose at 9353 XXXX.
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Total Transactions
17
Average Price
S4.4M
Total Value
S75.0M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 39 HDB resale transactions (data.gov.sg)
Fair Value
S$850,554
S$473 psf
Asking Price
S$6.00M
S$3,000 psf
vs Market
+605.4%
vs Last Done
+325.5%
Tenure
45 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
39 comps
Nearest MRT
Bukit Batok
2482m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
39 comparable transactions
S$735
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.643
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$473
Recent Comparable Transactions
10 shown · 39 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 2 QUEEN'S RD Floor 04 TO 06 | 958sqft | S$675,000 | ▲S$705 +49.0% vs FV | 99yr from 1974 |
Mar 2026 | Blk 2 QUEEN'S RD Floor 04 TO 06 | 958sqft | S$675,000 | ▲S$705 +49.0% vs FV | 99yr from 1974 |
Mar 2026 | Blk 14 TOH YI DR Floor 07 TO 09 | 1,119sqft | S$968,000 | ▲S$865 +82.9% vs FV | 99yr from 1988 |
Jan 2026 | Blk 14 TOH YI DR Floor 13 TO 15 | 1,119sqft | S$970,000 | ▲S$866 +83.1% vs FV | 99yr from 1988 |
Dec 2025 | Blk 4 TOH YI DR Floor 04 TO 06 | 1,119sqft | S$938,000 | ▲S$838 +77.2% vs FV | 99yr from 1988 |
Dec 2025 | Blk 1 TOH YI DR Floor 04 TO 06 | 1,119sqft | S$908,000 | ▲S$811 +71.5% vs FV | 99yr from 1988 |
Nov 2025 | Blk 13 TOH YI DR Floor 04 TO 06 | 1,119sqft | S$960,888 | ▲S$858 +81.4% vs FV | 99yr from 1988 |
Sep 2025 | Blk 6 FARRER RD Floor 01 TO 03 | 980sqft | S$620,000 | ▲S$633 +33.8% vs FV | 99yr from 1974 |
Sep 2025 | Blk 2 QUEEN'S RD Floor 07 TO 09 | 958sqft | S$660,000 | ▲S$689 +45.7% vs FV | 99yr from 1974 |
Sep 2025 | Blk 3 QUEEN'S RD Floor 10 TO 12 | 980sqft | S$670,000 | ▲S$684 +44.6% vs FV | 99yr from 1974 |
Aug 2025 | Blk 3 QUEEN'S RD Floor 10 TO 12 | 980sqft | S$638,000 | ▲S$651 +37.6% vs FV | 99yr from 1974 |
Blk 2 QUEEN'S RD
Mar 2026 · Floor 04 TO 06
+49.0% vs FV
Blk 2 QUEEN'S RD
Mar 2026 · Floor 04 TO 06
+49.0% vs FV
Blk 14 TOH YI DR
Mar 2026 · Floor 07 TO 09
+82.9% vs FV
Blk 14 TOH YI DR
Jan 2026 · Floor 13 TO 15
+83.1% vs FV
Blk 4 TOH YI DR
Dec 2025 · Floor 04 TO 06
+77.2% vs FV
Blk 1 TOH YI DR
Dec 2025 · Floor 04 TO 06
+71.5% vs FV
Blk 13 TOH YI DR
Nov 2025 · Floor 04 TO 06
+81.4% vs FV
Blk 6 FARRER RD
Sep 2025 · Floor 01 TO 03
+33.8% vs FV
Blk 2 QUEEN'S RD
Sep 2025 · Floor 07 TO 09
+45.7% vs FV
Blk 3 QUEEN'S RD
Sep 2025 · Floor 10 TO 12
+44.6% vs FV
Blk 3 QUEEN'S RD
Aug 2025 · Floor 10 TO 12
+37.6% vs FV
HELIOS AI Analysis
In the prestigious Bukit Timah area, the valuation of the HDB 4-room unit reflects a robust market performance, with an estimated value of $850,554, translating to $473 PSF. This valuation places the unit significantly above the market baseline, with an unprecedented 605.4% difference. Such a remarkable premium indicates a strong demand for residential properties in this sought-after enclave, renowned for its proximity to top-tier educational institutions, vibrant community amenities, and lush greenery.
The remaining lease of 45 years on this HDB unit is another critical factor in its valuation. While the remaining lease typically influences buyer sentiment and investment appeal, the elevated market signal suggests that this property is perceived as a valuable asset despite the shorter tenure compared to new developments. The high confidence level of the model, supported by 39 recent HDB resale transactions in the vicinity, underscores the stability and desirability of the Bukit Timah locale, positioning this property as a prime opportunity for both homeowners and investors looking to leverage the strong market dynamics.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.