Loyang Besar Close, Pasir Ris Park, East Region, Singapore
$2,450,000
Discover Your Dream Home near Pasir Ris Park! Cheaper than some 4 bedroom condos transacted in the vicinity. Key Features: - Spacious layout with 6 bedrooms and 4 bathrooms - Generous floor area of approximately 2,800 sqft - Prime location in District 17 Nearby Amenities: - Train Stations: - East West Line at Pasir Ris MRT Station (1.18 km) - Shopping Malls: - Downtown East (0.42 km) - HAO Halal Hub (1 km) - White Sands (1.17 km) - Schools: - Primary: Casuarina Primary School (0.63 km), Pasir Ris Primary School (0.83 km) - Secondary: Hai Sing Catholic School (0.59 km), Pasir Ris Crest Secondary School (0.62 km) - International: Overseas Family School (1.92 km) - Childcare: - Shalom Kindergarten (0.04 km) - Riverlife Kindergarten (0.08 km) - Healthcare: - HealthMatters - The Family Practice (0.35 km) - Community Centers: - Pasir Ris East CC (1.08 km) - Hawker Centers: - Pasir Ris Central Hawker Centre (0.95 km) Embrace a coastal lifestyle just a short walk from Pasir Ris Beach and enjoy the vibrancy of a developing district. With proximity to Downtown East Shopping Mall, shopping, dining, and entertainment are right at your doorstep. For inquiries and viewings, contact your trusted agent YQ Lai. Dont miss out on this prestigious landed property! Kassia Pasir Ris 8 Parc Komo Ballota Park Carissa Park Edelweiss Park Ferraria Park The Gale Hedges Park Parc Olympia Palm Isles Savannah Changi Court Changi Green Changi Rise Modena Eastpoint Green Double Bay Melville Park Tropicana Optima Glades Coco Palm D'nest NV Residences Oasis @ Elias Stratum Watercolours Whitewater Ripple Bay Palette Treasure at Tampines Waterview Esparis Chuan Park Emerald at Katong Tembusu Grand Grand Dunman Sceneca Glade eCo Optima Tanamera Crest le Loyang townhouses gardens valley villas terrace seastrand one marina residences YQ Lai 9898.6885 PropNex Shophouse Elites Ann Aliwal Alwi Amoy Ann Arad Ayer Baghdad Beach Besar Birch Boat Boon Bridge Bugis Bukit Bussorah Campbell Canal C
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Total Transactions
2
Average Price
S2.0M
Total Value
S4.1M
Calculating fair value from URA transaction data…
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Automated Valuation based on 330 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.69M
S$601 psf
Asking Price
S$2.45M
S$1,515 psf
vs Market
+45.2%
vs Last Done
+180.6%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
330 comps
Nearest MRT
Pasir Ris
1183m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
330 comparable transactions
S$572
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$601
Recent Comparable Transactions
10 shown · 330 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 645 PASIR RIS DR 10 Floor 04 TO 06 | 1,593sqft | S$860,000 | ▼S$540 -10.1% vs FV | 99yr from 1995 |
May 2026 | Blk 645 PASIR RIS DR 10 Floor 04 TO 06 | 1,593sqft | S$860,000 | ▼S$540 -10.1% vs FV | 99yr from 1995 |
Apr 2026 | Blk 603 ELIAS RD Floor 04 TO 06 | 1,701sqft | S$950,000 | ▼S$559 -7.0% vs FV | 99yr from 1995 |
Apr 2026 | Blk 608 ELIAS RD Floor 16 TO 18 | 1,604sqft | S$980,000 | ▲S$611 +1.7% vs FV | 99yr from 1995 |
Apr 2026 | Blk 646 PASIR RIS DR 10 Floor 01 TO 03 | 1,582sqft | S$930,000 | ▼S$588 -2.2% vs FV | 99yr from 1995 |
Apr 2026 | Blk 647 PASIR RIS DR 10 Floor 04 TO 06 | 1,615sqft | S$890,000 | ▼S$551 -8.3% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -14.6% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -2.7% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +0.5% vs FV | 99yr from 1995 |
Mar 2026 | Blk 651 PASIR RIS DR 10 Floor 04 TO 06 | 1,539sqft | S$872,000 | ▼S$567 -5.7% vs FV | 99yr from 1995 |
Feb 2026 | Blk 644 PASIR RIS DR 10 Floor 10 TO 12 | 1,539sqft | S$920,000 | ▼S$598 -0.5% vs FV | 99yr from 1995 |
Blk 645 PASIR RIS DR 10
May 2026 · Floor 04 TO 06
-10.1% vs FV
Blk 645 PASIR RIS DR 10
May 2026 · Floor 04 TO 06
-10.1% vs FV
Blk 603 ELIAS RD
Apr 2026 · Floor 04 TO 06
-7.0% vs FV
Blk 608 ELIAS RD
Apr 2026 · Floor 16 TO 18
+1.7% vs FV
Blk 646 PASIR RIS DR 10
Apr 2026 · Floor 01 TO 03
-2.2% vs FV
Blk 647 PASIR RIS DR 10
Apr 2026 · Floor 04 TO 06
-8.3% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-14.6% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-2.7% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+0.5% vs FV
Blk 651 PASIR RIS DR 10
Mar 2026 · Floor 04 TO 06
-5.7% vs FV
Blk 644 PASIR RIS DR 10
Feb 2026 · Floor 10 TO 12
-0.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Pasir Ris, with a remaining lease of 75 years, stands at an estimated value of $1,687,077 or $601 PSF. This valuation positions the property significantly above the current market baseline, reflecting a 45.2% premium over similar properties in the area. Such a substantial deviation suggests a robust demand for HDB units in this district, driven by factors including its strategic location, accessibility, and the community amenities available in Pasir Ris.
With a model confidence rated as high, this valuation is supported by a comprehensive analysis of 330 recent HDB resale transactions within the vicinity. The strong market signal indicates a positive trend, where buyers are willing to invest above average market prices, potentially due to the unique attributes of this specific unit or the overall desirability of the Pasir Ris locale. The remaining lease of 75 years further enhances the property's appeal, as it indicates a substantial duration for occupancy before leasehold considerations come into play, making it an attractive option for both homebuyers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.