Sian Tuan Avenue, Swiss Club, Central Region, Singapore
$16,980,000
999-Year Detached Masterpiece in D21 | Brand New Luxury Residence Located in one of Singapore’s most coveted landed districts, this home offers exclusivity while remaining close to daily conveniences, reputable schools, and lifestyle amenities. Presenting a rare 999-year detached home nestled within the prestigious Bukit Timah enclave — a statement residence designed for discerning families who value space, privacy, and enduring tenure. Spanning an impressive 11,563 sqft of built-up area, this brand-new home is thoughtfully engineered for multi-generational living and elevated entertaining. Every level is seamlessly connected via a private lift, offering convenience from basement to attic. This residence blends architectural elegance with functional luxury — generous proportions, well-zoned living spaces, and refined finishes throughout. Property Highlights: • 5 spacious ensuite bedrooms • 2 expansive family halls • Dedicated gym room • Powder room for guests • Fully equipped gourmet kitchen • Private home lift (basement to attic) • Swimming pool with pool deck • Basement parking for 4–5 cars • Multiple outdoor terraces for relaxation and hosting Close to daily conveniences, reputable schools, and lifestyle amenities. Within 1km: • Methodist Girls' School (Primary) • Pei Hwa Presbyterian Primary School Within 2km: • Bukit Timah Primary School Contact me for detailed floor plans, pricing insights, and a private viewing arrangement. Disclaimer: 1) All land & built-up areas are based on approximate measurements & are subject to final survey & shall not form part of any offer or contract or constitute any warranty by the salesperson & shall not be regarded as statements or representations of fact. 2) Images & floor plans shown are for illustration purposes & may not represent the actual property
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 16 HDB resale transactions (data.gov.sg)
Fair Value
S$10.41M
S$900 psf
Asking Price
S$16.98M
S$3,162 psf
vs Market
+63.1%
vs Last Done
+268.1%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
16 comps
Nearest MRT
Dover
3226m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
16 comparable transactions
S$858
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$900
Recent Comparable Transactions
10 shown · 16 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -4.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -4.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 6 TOH YI DR Floor 04 TO 06 | 1,572sqft | S$1,428,000 | ▲S$909 +1.0% vs FV | 99yr from 1989 |
Dec 2025 | Blk 7 TOH YI DR Floor 07 TO 09 | 1,528sqft | S$1,390,000 | ▲S$909 +1.0% vs FV | 99yr from 1989 |
Nov 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,561sqft | S$1,288,000 | ▼S$825 -8.3% vs FV | 99yr from 1988 |
Sep 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,340,000 | ▼S$853 -5.2% vs FV | 99yr from 1988 |
Aug 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,615sqft | S$1,455,000 | ▲S$901 +0.1% vs FV | 99yr from 1988 |
Jun 2025 | Blk 7 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,310,000 | ▼S$834 -7.3% vs FV | 99yr from 1989 |
May 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,290,000 | ▼S$821 -8.8% vs FV | 99yr from 1988 |
May 2025 | Blk 3 TOH YI DR Floor 07 TO 09 | 1,658sqft | S$1,501,555 | ▲S$906 +0.7% vs FV | 99yr from 1988 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -2.4% vs FV | 99yr from 1989 |
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.6% vs FV
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.6% vs FV
Blk 6 TOH YI DR
Mar 2026 · Floor 04 TO 06
+1.0% vs FV
Blk 7 TOH YI DR
Dec 2025 · Floor 07 TO 09
+1.0% vs FV
Blk 15 TOH YI DR
Nov 2025 · Floor 01 TO 03
-8.3% vs FV
Blk 15 TOH YI DR
Sep 2025 · Floor 01 TO 03
-5.2% vs FV
Blk 2 TOH YI DR
Aug 2025 · Floor 10 TO 12
+0.1% vs FV
Blk 7 TOH YI DR
Jun 2025 · Floor 01 TO 03
-7.3% vs FV
Blk 15 TOH YI DR
May 2025 · Floor 01 TO 03
-8.8% vs FV
Blk 3 TOH YI DR
May 2025 · Floor 07 TO 09
+0.7% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-2.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in the prestigious Bukit Timah district indicates a strong market performance, with an estimated value of $10,411,676 or $900 PSF. This valuation is characterized as being above market, reflecting a significant 63.1% difference from the baseline. Such a premium valuation is indicative of the property's strategic location within a highly sought-after residential enclave, known for its proximity to top-tier educational institutions, lush greenery, and vibrant community amenities.
With a remaining lease of 88 years, this executive HDB unit offers a unique blend of longevity and investment potential. The model confidence is classified as medium, suggesting that while the valuation is supported by recent market activity, including 16 recent HDB resale transactions in the vicinity, there may be underlying factors influencing price fluctuations. The exceptional demand for HDB properties in Bukit Timah, paired with limited supply, continues to drive competitive pricing, reinforcing the attractiveness of this investment opportunity in Singapore's dynamic property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.