Toh Crescent, Loyang East, East Region, Singapore
$7,850,000
Nestled within the tranquil landed-only neighbourhood of Toh Crescent, this beautifully designed semi-detached home at 28A Toh Crescent offers the perfect blend of modern architecture, space, and comfort. Set on an elevated plot of approximately 3,949 sqft with a built-up of about 5,390 sqft, the home is mainly south-facing, allowing for excellent natural ventilation and breezy interiors. Designed with a stunning modern architectural concept, the property features 5 spacious bedrooms, a family room, helper’s room, and a private swimming pool, making it ideal for multi-generational living and entertaining. Enjoy elegant poolside living and dining areas, perfect for gatherings and relaxation. The property also boasts a large car porch that can accommodate multiple vehicles, along with premium fittings and quality finishes throughout the home. Conveniently located in the East, the property is just minutes away from popular lifestyle destinations such as Jewel Changi Airport, Downtown East, and White Sands. Future connectivity will be further enhanced with the nearby Pasir Ris East MRT Station, offering excellent accessibility across Singapore. A rare opportunity to own a luxurious semi-detached residence in one of the East’s most peaceful landed enclaves. Call Harry Yap +65 9452 XXXX www.landedelite.com
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Total Transactions
2
Average Price
S3.6M
Total Value
S7.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 341 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$3.21M
S$596 psf
Asking Price
S$7.85M
S$1,988 psf
vs Market
+144.2%
vs Last Done
+287.5%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
341 comps
Nearest MRT
Tampines East
2272m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
341 comparable transactions
S$568
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$596
Recent Comparable Transactions
10 shown · 341 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -13.9% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 01 TO 03 | 1,658sqft | S$850,000 | ▼S$513 -13.9% vs FV | 99yr from 1995 |
Mar 2026 | Blk 607 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$938,000 | ▼S$585 -1.8% vs FV | 99yr from 1995 |
Mar 2026 | Blk 604 ELIAS RD Floor 07 TO 09 | 1,615sqft | S$975,000 | ▲S$604 +1.3% vs FV | 99yr from 1995 |
Mar 2026 | Blk 651 PASIR RIS DR 10 Floor 04 TO 06 | 1,539sqft | S$872,000 | ▼S$567 -4.9% vs FV | 99yr from 1995 |
Feb 2026 | Blk 644 PASIR RIS DR 10 Floor 10 TO 12 | 1,539sqft | S$920,000 | ▲S$598 +0.3% vs FV | 99yr from 1995 |
Jan 2026 | Blk 601 ELIAS RD Floor 10 TO 12 | 1,658sqft | S$980,000 | ▼S$591 -0.8% vs FV | 99yr from 1995 |
Jan 2026 | Blk 648 PASIR RIS DR 10 Floor 07 TO 09 | 1,604sqft | S$899,000 | ▼S$561 -5.9% vs FV | 99yr from 1995 |
Jan 2026 | Blk 648 PASIR RIS DR 10 Floor 01 TO 03 | 1,604sqft | S$872,000 | ▼S$544 -8.7% vs FV | 99yr from 1995 |
Jan 2026 | Blk 642 PASIR RIS DR 10 Floor 01 TO 03 | 1,604sqft | S$860,000 | ▼S$536 -10.1% vs FV | 99yr from 1995 |
Dec 2025 | Blk 609 ELIAS RD Floor 10 TO 12 | 1,604sqft | S$978,000 | ▲S$610 +2.3% vs FV | 99yr from 1995 |
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-13.9% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 01 TO 03
-13.9% vs FV
Blk 607 ELIAS RD
Mar 2026 · Floor 10 TO 12
-1.8% vs FV
Blk 604 ELIAS RD
Mar 2026 · Floor 07 TO 09
+1.3% vs FV
Blk 651 PASIR RIS DR 10
Mar 2026 · Floor 04 TO 06
-4.9% vs FV
Blk 644 PASIR RIS DR 10
Feb 2026 · Floor 10 TO 12
+0.3% vs FV
Blk 601 ELIAS RD
Jan 2026 · Floor 10 TO 12
-0.8% vs FV
Blk 648 PASIR RIS DR 10
Jan 2026 · Floor 07 TO 09
-5.9% vs FV
Blk 648 PASIR RIS DR 10
Jan 2026 · Floor 01 TO 03
-8.7% vs FV
Blk 642 PASIR RIS DR 10
Jan 2026 · Floor 01 TO 03
-10.1% vs FV
Blk 609 ELIAS RD
Dec 2025 · Floor 10 TO 12
+2.3% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive unit in Pasir Ris, with a remaining lease of 86 years, stands at an estimated value of $3,214,978, translating to a price per square foot (PSF) of $596. This valuation positions the property significantly above the market baseline, reflecting an impressive 144.2% increase. Such a premium valuation is indicative of strong demand and desirability in the Pasir Ris area, particularly given the property’s ample remaining lease which provides security and long-term value for prospective buyers.
Market dynamics within the vicinity further bolster this valuation, as evidenced by the analysis of 341 recent HDB resale transactions. The high model confidence associated with this estimate suggests a robust understanding of the local market trends, with the premium price likely driven by factors such as proximity to amenities, transport links, and the overall appeal of the Pasir Ris locale. As a result, this HDB Executive unit not only represents a lucrative investment opportunity but also underscores the resilience and attractiveness of the HDB market in Singapore, especially in areas with favorable lease tenures.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.