Holland Road, Ulu Pandan, Central Region, Singapore
$19,870,000
Prestigious District 10 Detached Residence Nestled within the coveted Tan Boon Chong enclave, this exceptional detached home is crafted by a renowned, award-winning architect–developer. Surrounded by esteemed GCB neighbourhoods such as Queen Astrid, Oei Tiong Ham and Leedon Park, it offers both prestige and privacy, just minutes from Holland Village and Buona Vista. Within 1km to Henry Park Primary Within 2km to ACS (I) & SST Short drive to Jelita & One Holland Village Striking contemporary façade with strong architectural presence Expansive land size with generous built-up Double-volume living & dining areas for grand entertaining Spacious ensuite bedrooms with flexible layout Thoughtful setbacks enhancing privacy and natural light Basement with unique pool viewing panel Private lift serving all levels Parking for up to 3 cars **Flexible Payment Scheme Available ** Contact me for an exclusive viewing @ 8387XXXX **About Me** Part of Property Giant; A leading specialist in Singapore’s brand new landed home market, I focus on brand new residences where design, quality, and long-term value align. I offer access to one of the largest inventories of landed homes in Singapore—including exclusive and off-market opportunities. I curate homes not just for how they look, but for how they perform as assets. Looking for land for a total rebuild, I can also help. We supply land to Singapore’s landed developers. For those seeking distinction, discretion, and the right home—let’s begin. Call 8387 XXXX Charlene Koh R067105F
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Total Transactions
17
Average Price
S10.3M
Total Value
S174.5M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 15 URA transactions
Fair Value
S$21.43M
S$2,432 psf
Asking Price
S$19.87M
S$4,262 psf
vs Market
-7.3%
vs Last Done
+127.2%
Tenure
Freehold
No lease decay
Confidence
High
15 comps
Nearest MRT
Buona Vista
1029m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$2,339
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,432
Recent Comparable Transactions
10 shown · 15 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JALAN ISTIMEWA Floor - | 3,283sqft | S$6,160,000 | ▼S$1,876 -22.9% vs FV | 999 yrs lease commencing from 1877 |
Aug 2025 | JALAN ISTIMEWA Floor - | 3,283sqft | S$6,160,000 | ▼S$1,876 -22.9% vs FV | 999 yrs lease commencing from 1877 |
Jul 2025 | JALAN ISTIMEWA Floor - | 10,853sqft | S$20,500,000 | ▼S$1,889 -22.3% vs FV | Freehold |
Jun 2025 | JALAN ISTIMEWA Floor - | 3,527sqft | S$8,800,000 | ▲S$2,495 +2.6% vs FV | 999 yrs lease commencing from 1877 |
Jun 2025 | JALAN ISTIMEWA Floor - | 2,454sqft | S$5,725,000 | ▼S$2,333 -4.1% vs FV | 999 yrs lease commencing from 1877 |
Apr 2025 | JALAN ISTIMEWA Floor - | 3,687sqft | S$8,200,000 | ▼S$2,224 -8.6% vs FV | 999 yrs lease commencing from 1877 |
Mar 2025 | JALAN ISTIMEWA Floor - | 3,998sqft | S$12,000,000 | ▲S$3,002 +23.4% vs FV | 999 yrs lease commencing from 1877 |
Jan 2025 | JALAN ISTIMEWA Floor - | 3,492sqft | S$9,800,000 | ▲S$2,807 +15.4% vs FV | 999 yrs lease commencing from 1877 |
Nov 2023 | JALAN ISTIMEWA Floor - | 12,087sqft | S$25,250,000 | ▼S$2,089 -14.1% vs FV | Freehold |
Jul 2023 | JALAN ISTIMEWA Floor - | 3,750sqft | S$7,300,000 | ▼S$1,947 -19.9% vs FV | 999 yrs lease commencing from 1877 |
Jul 2023 | JALAN ISTIMEWA Floor - | 3,548sqft | S$10,380,000 | ▲S$2,926 +20.3% vs FV | 999 yrs lease commencing from 1877 |
JALAN ISTIMEWA
Aug 2025 · Floor -
-22.9% vs FV
JALAN ISTIMEWA
Aug 2025 · Floor -
-22.9% vs FV
JALAN ISTIMEWA
Jul 2025 · Floor -
-22.3% vs FV
JALAN ISTIMEWA
Jun 2025 · Floor -
+2.6% vs FV
JALAN ISTIMEWA
Jun 2025 · Floor -
-4.1% vs FV
JALAN ISTIMEWA
Apr 2025 · Floor -
-8.6% vs FV
JALAN ISTIMEWA
Mar 2025 · Floor -
+23.4% vs FV
JALAN ISTIMEWA
Jan 2025 · Floor -
+15.4% vs FV
JALAN ISTIMEWA
Nov 2023 · Floor -
-14.1% vs FV
JALAN ISTIMEWA
Jul 2023 · Floor -
-19.9% vs FV
JALAN ISTIMEWA
Jul 2023 · Floor -
+20.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.