Old Tampines Road, Loyang East, East Region, Singapore
$5,600,000
Luxurious Freehold Landed @ Old Tampines Road Project Highlights: Timeless Freehold Legacy: Opportunity to own a perpetual asset in a mature landed enclave, ensuring multi-generational wealth preservation and capital growth. Modern Architectural Masterpiece: A stunning 3-storey Semi-Detached home featuring a grand double-volume ceiling in the living area, exuding luxury and space. Multi-Generational Layout: Designed with 5 to 6 spacious ensuite bedrooms, providing ultimate privacy and comfort for large families. Private Home Lift & Lap Pool: Enjoy the convenience of a private lift serving all levels and a lap pool for a resort-style lifestyle at home. Park 3 to 4 Cars: Wide frontage with a generous car porch, a rare find that comfortably accommodates multiple luxury vehicles. Elite Connectivity: Minutes away from Kovan MRT and Hougang MRT; easy access to the city via KPE and TPE expressways. Top-Tier Schools: Within close proximity to Paya Lebar Methodist Girls' School (PLMGS) and Holy Innocents' Primary School. 项目亮点 (Chinese Description): 稀缺永久地契: 坐落于成熟别墅区,拥有永久产权的传世资产,不仅是身份的象征,更是资产增值的长期保障。 现代建筑美学: 楼高3层的高端半独立式洋房,客厅采用挑高设计,采光极佳,尽显阔绰豪宅风范。 全套房设计: 规划有 5至6间宽敞套房,每间卧房均自带卫浴,确保家庭成员享有高度的隐私与居住品质。 私人电梯与泳池: 配备私人家用电梯及露天泳池,让您在家中即可享受度假般的惬意生活。 超宽车位空间: 宽敞的前院车库可轻松停放 3至4辆豪车,解决别墅生活常见的停车烦恼。 优越地理位置: 快速连接 KPE 和 TPE 快速公路,短途车程直达高文 (Kovan) 或 后港 (Hougang) 地铁站,通勤极为便捷。 名校教育资源: 邻近巴耶黎峇美以美女子小学 (PLMGS) 和圣婴小学,学区优势显著
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Total Transactions
2
Average Price
S4.3M
Total Value
S8.6M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 300 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$2.62M
S$635 psf
Asking Price
S$5.60M
S$2,564 psf
vs Market
+113.5%
vs Last Done
+308.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
300 comps
Nearest MRT
Tampines East
1961m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
300 comparable transactions
S$604
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$635
Recent Comparable Transactions
10 shown · 300 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$985,000 | ▼S$627 -1.3% vs FV | 99yr from 1988 |
Apr 2026 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$985,000 | ▼S$627 -1.3% vs FV | 99yr from 1988 |
Mar 2026 | Blk 147 SIMEI ST 2 Floor 01 TO 03 | 1,658sqft | S$1,100,000 | ▲S$664 +4.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 336 TAMPINES ST 32 Floor 04 TO 06 | 1,572sqft | S$930,000 | ▼S$592 -6.8% vs FV | 99yr from 1996 |
Mar 2026 | Blk 740 TAMPINES ST 72 Floor 04 TO 06 | 1,507sqft | S$845,000 | ▼S$561 -11.7% vs FV | 99yr from 1997 |
Mar 2026 | Blk 739 TAMPINES ST 72 Floor 04 TO 06 | 1,507sqft | S$908,000 | ▼S$603 -5.0% vs FV | 99yr from 1997 |
Feb 2026 | Blk 944 TAMPINES AVE 5 Floor 04 TO 06 | 1,528sqft | S$1,108,888 | ▲S$725 +14.2% vs FV | 99yr from 1989 |
Feb 2026 | Blk 892A TAMPINES AVE 8 Floor 07 TO 09 | 1,475sqft | S$915,000 | ▼S$620 -2.4% vs FV | 99yr from 1997 |
Feb 2026 | Blk 893A TAMPINES AVE 8 Floor 04 TO 06 | 1,528sqft | S$880,000 | ▼S$576 -9.3% vs FV | 99yr from 1997 |
Feb 2026 | Blk 125 TAMPINES ST 11 Floor 04 TO 06 | 1,572sqft | S$860,000 | ▼S$547 -13.9% vs FV | 99yr from 1985 |
Feb 2026 | Blk 156 TAMPINES ST 12 Floor 10 TO 12 | 1,679sqft | S$1,060,000 | ▼S$631 -0.6% vs FV | 99yr from 1984 |
Blk 229 SIMEI ST 4
Apr 2026 · Floor 04 TO 06
-1.3% vs FV
Blk 229 SIMEI ST 4
Apr 2026 · Floor 04 TO 06
-1.3% vs FV
Blk 147 SIMEI ST 2
Mar 2026 · Floor 01 TO 03
+4.6% vs FV
Blk 336 TAMPINES ST 32
Mar 2026 · Floor 04 TO 06
-6.8% vs FV
Blk 740 TAMPINES ST 72
Mar 2026 · Floor 04 TO 06
-11.7% vs FV
Blk 739 TAMPINES ST 72
Mar 2026 · Floor 04 TO 06
-5.0% vs FV
Blk 944 TAMPINES AVE 5
Feb 2026 · Floor 04 TO 06
+14.2% vs FV
Blk 892A TAMPINES AVE 8
Feb 2026 · Floor 07 TO 09
-2.4% vs FV
Blk 893A TAMPINES AVE 8
Feb 2026 · Floor 04 TO 06
-9.3% vs FV
Blk 125 TAMPINES ST 11
Feb 2026 · Floor 04 TO 06
-13.9% vs FV
Blk 156 TAMPINES ST 12
Feb 2026 · Floor 10 TO 12
-0.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Tampines, with a remaining lease of 75 years, stands at an estimated value of $2,622,758, translating to $635 PSF. This valuation is positioned significantly above the baseline market rate, reflecting a robust 113.5% premium, indicative of strong demand and desirability for properties in this region. Such a premium suggests that prospective buyers are willing to pay more for the unique attributes and location advantages that this executive flat offers.
The model confidence for this valuation is classified as high, derived from an extensive analysis of 300 recent HDB resale transactions in the vicinity. This analytical depth not only reinforces the valuation but also highlights the prevailing market dynamics in Tampines. The sustained interest in HDB properties, particularly executive flats with a significant remaining lease, is reflective of both the socio-economic stability of the area and the appeal of HDB living as a viable option for families seeking spacious accommodations in a well-connected neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.