Tan Boon Chong Avenue, Ulu Pandan, Central Region, Singapore
$19,870,000
Contemporary freehold detached home along Tan Boon Chong Avenue, nestled within a quiet District 10 landed enclave. Generous living spaces, multiple ensuite bedrooms, private lift access, and thoughtful modern design. A rare opportunity for refined multi-generational living in one of Singapore’s most established residential neighbourhoods. Disclaimer: Renderings does not fully represent the final product. All details are subjected to changes pending final approval from all relevant authorities.
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Total Transactions
17
Average Price
S10.3M
Total Value
S174.5M
Calculating fair value from URA transaction data…

License: L3010738A
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Automated Valuation based on 15 URA transactions
Fair Value
S$21.02M
S$2,385 psf
Asking Price
S$19.87M
S$4,262 psf
vs Market
-5.5%
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
+2%
Adjusted Fair Value PSF
S$2,385
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 -21.3% vs FV | 999 yrs lease commencing from 1877 |
Aug 2025 | JALAN ISTIMEWA Floor - | 3,283sqft | S$6,160,000 | ▼S$1,876 -21.3% vs FV | 999 yrs lease commencing from 1877 |
Jul 2025 | JALAN ISTIMEWA Floor - | 10,853sqft | S$20,500,000 | ▼S$1,889 -20.8% vs FV | Freehold |
Jun 2025 | JALAN ISTIMEWA Floor - | 3,527sqft | S$8,800,000 | ▲S$2,495 +4.6% vs FV | 999 yrs lease commencing from 1877 |
Jun 2025 | JALAN ISTIMEWA Floor - | 2,454sqft | S$5,725,000 | ▼S$2,333 -2.2% vs FV | 999 yrs lease commencing from 1877 |
Apr 2025 | JALAN ISTIMEWA Floor - | 3,687sqft | S$8,200,000 | ▼S$2,224 -6.8% vs FV | 999 yrs lease commencing from 1877 |
Mar 2025 | JALAN ISTIMEWA Floor - | 3,998sqft | S$12,000,000 | ▲S$3,002 +25.9% vs FV | 999 yrs lease commencing from 1877 |
Jan 2025 | JALAN ISTIMEWA Floor - | 3,492sqft | S$9,800,000 | ▲S$2,807 +17.7% vs FV | 999 yrs lease commencing from 1877 |
Nov 2023 | JALAN ISTIMEWA Floor - | 12,087sqft | S$25,250,000 | ▼S$2,089 -12.4% vs FV | Freehold |
Jul 2023 | JALAN ISTIMEWA Floor - | 3,750sqft | S$7,300,000 | ▼S$1,947 -18.4% vs FV | 999 yrs lease commencing from 1877 |
Jul 2023 | JALAN ISTIMEWA Floor - | 3,548sqft | S$10,380,000 | ▲S$2,926 +22.7% vs FV | 999 yrs lease commencing from 1877 |
JALAN ISTIMEWA
Aug 2025 · Floor -
-21.3% vs FV
JALAN ISTIMEWA
Aug 2025 · Floor -
-21.3% vs FV
JALAN ISTIMEWA
Jul 2025 · Floor -
-20.8% vs FV
JALAN ISTIMEWA
Jun 2025 · Floor -
+4.6% vs FV
JALAN ISTIMEWA
Jun 2025 · Floor -
-2.2% vs FV
JALAN ISTIMEWA
Apr 2025 · Floor -
-6.8% vs FV
JALAN ISTIMEWA
Mar 2025 · Floor -
+25.9% vs FV
JALAN ISTIMEWA
Jan 2025 · Floor -
+17.7% vs FV
JALAN ISTIMEWA
Nov 2023 · Floor -
-12.4% vs FV
JALAN ISTIMEWA
Jul 2023 · Floor -
-18.4% vs FV
JALAN ISTIMEWA
Jul 2023 · Floor -
+22.7% 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.