Toh Heights, Loyang East, East Region, Singapore
$11,200,000
A magnificent brand-new freehold detached home that showcases a refined blend of contemporary architecture and premium finishes throughout. The striking exterior is complemented by a private swimming pool and a spacious driveway, setting the tone for a home designed for both luxury and comfort. Inside, the grand living area features elegant marble flooring, floor-to-ceiling sheer curtains, and bespoke joinery, flowing seamlessly into a formal dining space adorned with a statement chandelier—perfect for hosting. The gourmet kitchen is thoughtfully designed with black granite countertops, quality cabinetry, and marble-tiled flooring, offering both style and functionality. Upstairs, the generously sized bedrooms are fitted with rich hardwood timber flooring and built-in wardrobes, while the master suite stands out with a beautifully appointed marble bathroom, complete with a glass shower enclosure and a soaking tub. Additional bathrooms are equally well-finished with marble surfaces and timber vanities. A sleek glass-balustrade staircase with timber handrails and a skylight enhances the home’s architectural appeal, while large windows throughout invite natural light and greenery indoors. With multiple parking spaces, air-conditioning in all rooms, and refined detailing such as recessed and cove lighting, this home presents a rare opportunity to own a luxuriously crafted freehold residence in a serene and exclusive setting. Call Harry Yap at Landed Elite @ +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 329 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$4.60M
S$600 psf
Asking Price
S$11.20M
S$2,043 psf
vs Market
+143.5%
vs Last Done
+209.5%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
329 comps
Nearest MRT
Tampines East
2272m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
329 comparable transactions
S$571
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$600
Recent Comparable Transactions
10 shown · 329 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 711 PASIR RIS ST 72 Floor 10 TO 12 | 1,636sqft | S$1,080,000 | ▲S$660 +10.0% vs FV | 99yr from 1996 |
Apr 2026 | Blk 711 PASIR RIS ST 72 Floor 10 TO 12 | 1,636sqft | S$1,080,000 | ▲S$660 +10.0% vs FV | 99yr from 1996 |
Mar 2026 | Blk 778 PASIR RIS ST 71 Floor 04 TO 06 | 1,539sqft | S$860,000 | ▼S$559 -6.8% vs FV | 99yr from 1996 |
Feb 2026 | Blk 782 PASIR RIS ST 71 Floor 13 TO 15 | 1,539sqft | S$980,888 | ▲S$637 +6.2% vs FV | 99yr from 1996 |
Dec 2025 | Blk 778 PASIR RIS ST 71 Floor 01 TO 03 | 1,550sqft | S$860,000 | ▼S$555 -7.5% vs FV | 99yr from 1996 |
Sep 2025 | Blk 714 PASIR RIS ST 72 Floor 04 TO 06 | 1,593sqft | S$850,000 | ▼S$534 -11.0% vs FV | 99yr from 1996 |
Jul 2025 | Blk 716 PASIR RIS ST 72 Floor 13 TO 15 | 1,593sqft | S$1,020,000 | ▲S$640 +6.7% vs FV | 99yr from 1996 |
Jul 2025 | Blk 712 PASIR RIS ST 72 Floor 10 TO 12 | 1,572sqft | S$850,000 | ▼S$541 -9.8% vs FV | 99yr from 1996 |
Jun 2025 | Blk 780 PASIR RIS ST 71 Floor 13 TO 15 | 1,550sqft | S$1,008,888 | ▲S$651 +8.5% vs FV | 99yr from 1996 |
Jun 2025 | Blk 778 PASIR RIS ST 71 Floor 16 TO 18 | 1,539sqft | S$988,000 | ▲S$642 +7.0% vs FV | 99yr from 1996 |
Jun 2025 | Blk 717 PASIR RIS ST 72 Floor 01 TO 03 | 1,572sqft | S$880,000 | ▼S$560 -6.7% vs FV | 99yr from 1996 |
Blk 711 PASIR RIS ST 72
Apr 2026 · Floor 10 TO 12
+10.0% vs FV
Blk 711 PASIR RIS ST 72
Apr 2026 · Floor 10 TO 12
+10.0% vs FV
Blk 778 PASIR RIS ST 71
Mar 2026 · Floor 04 TO 06
-6.8% vs FV
Blk 782 PASIR RIS ST 71
Feb 2026 · Floor 13 TO 15
+6.2% vs FV
Blk 778 PASIR RIS ST 71
Dec 2025 · Floor 01 TO 03
-7.5% vs FV
Blk 714 PASIR RIS ST 72
Sep 2025 · Floor 04 TO 06
-11.0% vs FV
Blk 716 PASIR RIS ST 72
Jul 2025 · Floor 13 TO 15
+6.7% vs FV
Blk 712 PASIR RIS ST 72
Jul 2025 · Floor 10 TO 12
-9.8% vs FV
Blk 780 PASIR RIS ST 71
Jun 2025 · Floor 13 TO 15
+8.5% vs FV
Blk 778 PASIR RIS ST 71
Jun 2025 · Floor 16 TO 18
+7.0% vs FV
Blk 717 PASIR RIS ST 72
Jun 2025 · Floor 01 TO 03
-6.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Pasir Ris, with an estimated value of $4,599,107 or $600 PSF, is indicative of a robust demand within the local housing market. With a remaining lease of 86 years, this property not only offers a substantial duration for occupancy but also reflects an attractive investment opportunity in a region characterized by its strategic location and amenities. Such a valuation places the property significantly above the market baseline, with a remarkable 143.5% difference, suggesting a strong buyer sentiment and competitive bidding dynamics in the area.
The high model confidence rating, supported by analysis of 329 recent HDB resale transactions in the vicinity, reinforces the validity of this valuation. The increase in demand for HDB properties in Pasir Ris can be attributed to various factors, including improved connectivity, ongoing infrastructural developments, and a growing demographic of families seeking larger living spaces. As the market continues to evolve, this Executive HDB stands as a testament to the resilience and appeal of the public housing sector in Singapore, poised to attract discerning buyers looking for long-term value in their real estate investments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.