Old Tampines Road, Loyang East, East Region, Singapore
$11,800,000
This freehold villa is the epitome of sophistication. Masterfully conceived, it transforms the harmony of modern elegance and nature's beauty into a true art form. Surrounded by lush parks, esteemed educational institutions, and a dazzling array of amenities, Villas @ Old Tampines Road redefine luxury, standing as our declaration of living large, perfectly nestled in an exclusive landed enclave. Key Features - Eye-catching expressions of exquisite detail and architecture - Contemporary charms impeccably complement the evergreen beauty of its environment - Ideally situated within the serene urban comforts of Old Tampines Road - The featured six bedrooms and pools with spa functions have been specially designed to create a haven for both recreation and relaxation - A vast living room enhanced with a beaming view of the outside lush greenery - Smart solutions & premium fittings tailored to every need - Innovative installations and fine fittings for optimum style and functionality - EV Charger - Featuring De Dietrich advanced appliances such as the Induction Hob, Pyrolytic Oven, Downdraft Hood and Wall Mount Hood Schools in the Vicinity - Pasir Ris Primary - Casuarina Primary - East Spring Secondary - Hai Sing Catholic School - Temasek Polytechnic - Singapore University of Technology and Design Connectivity - Upcoming MRT Stations: Loyang and Pasir Ris East - Easy access to Tampines Expressway (TPE), Pan Island Expressway (PIE) and East Coast Parkway Shopping and Dining - Komo Shoppes - Loyang Point - Pasir Ris Mall - Tampines Mall - IKEA Tampines - Jewel Changi Airport Recreation & Nature - Tanah Merah Country Club - Downtown East - SAFRA Tampines - Pasir Ris Park - Changi Beach Park **Photos are for illustration only** **WAIT NO FURTHER!!** Contact SHERLENE TAY today at 9369 XXXX to schedule for a viewing or for any enquiries!
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Total Transactions
2
Average Price
S4.3M
Total Value
S8.6M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 317 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$4.20M
S$636 psf
Asking Price
S$11.80M
S$2,030 psf
vs Market
+181.1%
vs Last Done
+223.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
317 comps
Nearest MRT
Tampines East
1961m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
317 comparable transactions
S$606
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$636
Recent Comparable Transactions
10 shown · 317 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 -1.4% vs FV | 99yr from 1988 |
Apr 2026 | Blk 229 SIMEI ST 4 Floor 04 TO 06 | 1,572sqft | S$985,000 | ▼S$627 -1.4% vs FV | 99yr from 1988 |
Apr 2026 | Blk 860 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$980,000 | ▼S$624 -1.9% vs FV | 99yr from 1987 |
Apr 2026 | Blk 940 TAMPINES AVE 5 Floor 04 TO 06 | 1,572sqft | S$1,065,000 | ▲S$678 +6.6% vs FV | 99yr from 1989 |
Apr 2026 | Blk 942 TAMPINES AVE 5 Floor 07 TO 09 | 1,572sqft | S$1,065,000 | ▲S$678 +6.6% vs FV | 99yr from 1988 |
Apr 2026 | Blk 892A TAMPINES AVE 8 Floor 13 TO 15 | 1,475sqft | S$965,000 | ▲S$654 +2.8% vs FV | 99yr from 1997 |
Apr 2026 | Blk 151 TAMPINES ST 12 Floor 04 TO 06 | 1,615sqft | S$1,050,000 | ▲S$650 +2.2% vs FV | 99yr from 1984 |
Apr 2026 | Blk 230J TAMPINES ST 21 Floor 01 TO 03 | 1,625sqft | S$910,000 | ▼S$560 -11.9% vs FV | 99yr from 1993 |
Apr 2026 | Blk 230F TAMPINES ST 24 Floor 01 TO 03 | 1,615sqft | S$968,000 | ▼S$600 -5.7% vs FV | 99yr from 1993 |
Apr 2026 | Blk 326 TAMPINES ST 32 Floor 04 TO 06 | 1,593sqft | S$938,888 | ▼S$589 -7.4% vs FV | 99yr from 1995 |
Apr 2026 | Blk 336 TAMPINES ST 32 Floor 10 TO 12 | 1,615sqft | S$1,018,888 | ▼S$631 -0.8% vs FV | 99yr from 1996 |
Blk 229 SIMEI ST 4
Apr 2026 · Floor 04 TO 06
-1.4% vs FV
Blk 229 SIMEI ST 4
Apr 2026 · Floor 04 TO 06
-1.4% vs FV
Blk 860 TAMPINES AVE 5
Apr 2026 · Floor 04 TO 06
-1.9% vs FV
Blk 940 TAMPINES AVE 5
Apr 2026 · Floor 04 TO 06
+6.6% vs FV
Blk 942 TAMPINES AVE 5
Apr 2026 · Floor 07 TO 09
+6.6% vs FV
Blk 892A TAMPINES AVE 8
Apr 2026 · Floor 13 TO 15
+2.8% vs FV
Blk 151 TAMPINES ST 12
Apr 2026 · Floor 04 TO 06
+2.2% vs FV
Blk 230J TAMPINES ST 21
Apr 2026 · Floor 01 TO 03
-11.9% vs FV
Blk 230F TAMPINES ST 24
Apr 2026 · Floor 01 TO 03
-5.7% vs FV
Blk 326 TAMPINES ST 32
Apr 2026 · Floor 04 TO 06
-7.4% vs FV
Blk 336 TAMPINES ST 32
Apr 2026 · Floor 10 TO 12
-0.8% vs FV
HELIOS AI Analysis
The HDB Executive property located in the highly sought-after Tampines district commands an estimated value of $4,197,292, translating to $636 PSF. This valuation reflects a robust market signal, indicating a remarkable 181.1% difference from the baseline market value, thus categorizing it as above market. The strong performance of this property is supported by an impressive data set derived from 317 recent HDB resale transactions in the vicinity, which provides a high level of confidence in the valuation model.
With a remaining lease of 75 years, this property is positioned favorably within the long-term residential landscape of Singapore. The appeal of the Tampines region, known for its comprehensive amenities and connectivity, further enhances the desirability of this HDB Executive unit. As demand for HDB properties continues to be robust, particularly in well-established precincts, this valuation underscores not only the enduring value of HDB living but also the dynamics of the local market that favor premium pricing for quality units.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.