Mount Sinai Rise, Ulu Pandan, Central Region, Singapore
$18,800,000
999 years leasehold brand new bungalow in District 10. A coveted urban address defined by new luxury. Nestled in prestigious District 10, this stunning brand-new 999-year leasehold bungalow is crafted for the astute family seeking space, prestige, and long-term legacy. Land: 505.76 sqm Built-up: 1,137.09 sqm Price: $18.5M Estimated TOP: Q1 2026 Strategically located within close proximity to Holland Village, Bukit Timah and Orchard Road, enjoy seamless connectivity to anywhere and everywhere. Elite School Proximity: Within 1 km to Henry Park Primary School & Ngee Ann Polytechnic. Within 1–2 km to ACS (Independent), ACJC & UWCSEA An exceptional home offering exclusivity, connectivity, and enduring value in one of Singapore’s most sought-after residential enclaves. Call 9793XXXX Mey for viewing arrangements
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Total Transactions
6
Average Price
S5.7M
Total Value
S34.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 15 URA transactions
Fair Value
S$33.83M
S$2,764 psf
Asking Price
S$18.80M
S$3,453 psf
vs Market
-44.4%
vs Last Done
+36.4%
Tenure
Freehold
No lease decay
Confidence
High
15 comps
Nearest MRT
Dover
610m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$2,683
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,764
Recent Comparable Transactions
10 shown · 15 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | MOUNT SINAI AVENUE Floor - | 3,912sqft | S$9,899,999 | ▼S$2,531 -8.4% vs FV | 999 yrs lease commencing from 1885 |
Jun 2025 | MOUNT SINAI AVENUE Floor - | 3,912sqft | S$9,899,999 | ▼S$2,531 -8.4% vs FV | 999 yrs lease commencing from 1885 |
Apr 2025 | MOUNT SINAI AVENUE Floor - | 3,450sqft | S$8,700,000 | ▼S$2,522 -8.8% vs FV | 999 yrs lease commencing from 1885 |
Feb 2025 | MOUNT SINAI AVENUE Floor - | 3,385sqft | S$10,413,300 | ▲S$3,076 +11.3% vs FV | 999 yrs lease commencing from 1885 |
Jan 2025 | MOUNT SINAI AVENUE Floor - | 3,328sqft | S$8,750,000 | ▼S$2,629 -4.9% vs FV | 999 yrs lease commencing from 1885 |
Dec 2024 | MOUNT SINAI AVENUE Floor - | 1,700sqft | S$5,100,000 | ▲S$3,001 +8.6% vs FV | 999 yrs lease commencing from 1885 |
Dec 2024 | MOUNT SINAI AVENUE Floor - | 1,702sqft | S$5,300,000 | ▲S$3,114 +12.7% vs FV | 999 yrs lease commencing from 1885 |
Dec 2024 | MOUNT SINAI AVENUE Floor - | 1,863sqft | S$6,100,000 | ▲S$3,274 +18.5% vs FV | 999 yrs lease commencing from 1885 |
May 2024 | MOUNT SINAI AVENUE Floor - | 3,328sqft | S$6,600,000 | ▼S$1,983 -28.3% vs FV | 999 yrs lease commencing from 1885 |
May 2024 | MOUNT SINAI AVENUE Floor - | 2,717sqft | S$5,821,000 | ▼S$2,143 -22.5% vs FV | 999 yrs lease commencing from 1885 |
Jul 2023 | MOUNT SINAI AVENUE Floor - | 1,807sqft | S$5,000,000 | ▲S$2,767 +0.1% vs FV | 999 yrs lease commencing from 1885 |
MOUNT SINAI AVENUE
Jun 2025 · Floor -
-8.4% vs FV
MOUNT SINAI AVENUE
Jun 2025 · Floor -
-8.4% vs FV
MOUNT SINAI AVENUE
Apr 2025 · Floor -
-8.8% vs FV
MOUNT SINAI AVENUE
Feb 2025 · Floor -
+11.3% vs FV
MOUNT SINAI AVENUE
Jan 2025 · Floor -
-4.9% vs FV
MOUNT SINAI AVENUE
Dec 2024 · Floor -
+8.6% vs FV
MOUNT SINAI AVENUE
Dec 2024 · Floor -
+12.7% vs FV
MOUNT SINAI AVENUE
Dec 2024 · Floor -
+18.5% vs FV
MOUNT SINAI AVENUE
May 2024 · Floor -
-28.3% vs FV
MOUNT SINAI AVENUE
May 2024 · Floor -
-22.5% vs FV
MOUNT SINAI AVENUE
Jul 2023 · Floor -
+0.1% 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.