Lengkok Mariam, Flora Drive, East Region, Singapore
$8,600,000
One of a Kind 2.5 storey Resort-Style Living with space for a pool or pond. Rare large 6,156sqft plot with an attractive psf. Designed by a Greek architect, this grand beauty sits on a land size of 6,156sqft, built up of 3,270sqft and is situated in a rare 3 storey bungalow zone. Its elegance is enhanced by stained Peranakan glass at the entrance and a double volume ceiling on the first floor guest areas. First floor has mainly large doors which open up to allow natural light and breeze to permeate through the home. Layout is also generously designed for quality living as opposed to maximising build. This lovely home also uses good quality teak wood tastefully. Immaculate condition, well maintained by the house proud owner. As an example, cooking was never done in the large indoor kitchen. Apart from the huge living and dining halls on the first floor and grand double volume, this house has 2 bedrooms (one mega size, en-suite bedroom and a second with walk in wardrobe), 2 bathrooms, a huge indoor kitchen, wet kitchen, helper room and yard toilet. Second floor has 3 good size bedrooms (1 en-suite) and 2 bathrooms. A lovely attic overlooking the estate functions as a family or quiet room. No afternoon sun. Close Changi Business Park and Changi Airport. Connectivity: 12 mins walk to Loyang MRT (U/C) Amenities: Supermarkets, eateries, healthcare nearby. Schools: <1km - White Sands Primary School; 1-2km - Casuarina Primary School, East Spring Primary School and Pasir Ris Primary School, East Spring Secondary, Loyang View Secondary, Dunman Secondary, Pasir Ris Crest Secondary, Temasek Junior College Please contact Linda Foo at 9638.9868 for an exclusive viewing.
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Total Transactions
12
Average Price
S4.0M
Total Value
S47.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 329 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$1.96M
S$600 psf
Asking Price
S$8.60M
S$1,397 psf
vs Market
+338.0%
vs Last Done
+125.7%
Tenure
76 yrs
99-year Leasehold · Balance remaining
Confidence
High
329 comps
Nearest MRT
Tampines East
1833m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
329 comparable transactions
S$572
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 DoneMay 2026 | Blk 504 PASIR RIS ST 52 Floor 10 TO 12 | 1,615sqft | S$1,000,000 | ▲S$619 +3.2% vs FV | 99yr from 1993 |
May 2026 | Blk 504 PASIR RIS ST 52 Floor 10 TO 12 | 1,615sqft | S$1,000,000 | ▲S$619 +3.2% vs FV | 99yr from 1993 |
Apr 2026 | Blk 508 PASIR RIS ST 52 Floor 07 TO 09 | 1,561sqft | S$950,000 | ▲S$609 +1.5% vs FV | 99yr from 1993 |
Apr 2026 | Blk 584 PASIR RIS ST 53 Floor 10 TO 12 | 1,582sqft | S$996,888 | ▲S$630 +5.0% vs FV | 99yr from 1995 |
Mar 2026 | Blk 533 PASIR RIS DR 1 Floor 01 TO 03 | 1,550sqft | S$925,000 | ▼S$597 -0.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 536 PASIR RIS DR 1 Floor 10 TO 12 | 1,582sqft | S$1,088,888 | ▲S$688 +14.7% vs FV | 99yr from 1992 |
Feb 2026 | Blk 543 PASIR RIS ST 51 Floor 04 TO 06 | 1,539sqft | S$918,000 | ▼S$596 -0.7% vs FV | 99yr from 1992 |
Feb 2026 | Blk 505 PASIR RIS ST 52 Floor 10 TO 12 | 1,572sqft | S$950,000 | ▲S$605 +0.8% vs FV | 99yr from 1993 |
Feb 2026 | Blk 501 PASIR RIS ST 52 Floor 13 TO 15 | 1,572sqft | S$1,000,000 | ▲S$636 +6.0% vs FV | 99yr from 1993 |
Feb 2026 | Blk 506 PASIR RIS ST 52 Floor 04 TO 06 | 1,561sqft | S$930,000 | ▼S$596 -0.7% vs FV | 99yr from 1993 |
Jan 2026 | Blk 535 PASIR RIS DR 1 Floor 01 TO 03 | 1,615sqft | S$890,000 | ▼S$551 -8.2% vs FV | 99yr from 1992 |
Blk 504 PASIR RIS ST 52
May 2026 · Floor 10 TO 12
+3.2% vs FV
Blk 504 PASIR RIS ST 52
May 2026 · Floor 10 TO 12
+3.2% vs FV
Blk 508 PASIR RIS ST 52
Apr 2026 · Floor 07 TO 09
+1.5% vs FV
Blk 584 PASIR RIS ST 53
Apr 2026 · Floor 10 TO 12
+5.0% vs FV
Blk 533 PASIR RIS DR 1
Mar 2026 · Floor 01 TO 03
-0.5% vs FV
Blk 536 PASIR RIS DR 1
Mar 2026 · Floor 10 TO 12
+14.7% vs FV
Blk 543 PASIR RIS ST 51
Feb 2026 · Floor 04 TO 06
-0.7% vs FV
Blk 505 PASIR RIS ST 52
Feb 2026 · Floor 10 TO 12
+0.8% vs FV
Blk 501 PASIR RIS ST 52
Feb 2026 · Floor 13 TO 15
+6.0% vs FV
Blk 506 PASIR RIS ST 52
Feb 2026 · Floor 04 TO 06
-0.7% vs FV
Blk 535 PASIR RIS DR 1
Jan 2026 · Floor 01 TO 03
-8.2% vs FV
HELIOS AI Analysis
The HDB Executive unit located in the vibrant district of Pasir Ris, boasting a remaining lease of 76 years, presents a compelling investment opportunity with an estimated value of $1,963,274, translating to a robust price per square foot (PSF) of $600. This valuation not only underscores the desirability of the location but also reflects a significant market signal, indicating that the property is priced above current market benchmarks by an impressive 338%. Such a deviation from the baseline suggests heightened demand and potential for appreciation in value over time.
Our analysis, grounded in data derived from 329 recent HDB resale transactions within the vicinity, affirms a high level of confidence in this valuation. The elevated pricing is indicative of several key market dynamics at play in Pasir Ris, including limited supply, the area's appeal to both local and foreign buyers, and the attractive amenities that the neighborhood offers. As the urban landscape continues to evolve, properties with substantial remaining lease periods like this HDB Executive are likely to maintain their allure, making them a strategic choice for discerning investors.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.