Jalan Pandan, Hillcrest, Central Region, Singapore
$18,200,000
VILA NAGA Nestled in a quiet pocket just 400m from Sixth Avenue MRT and within 1km to RGPS (SUBJECT TO MOE CERTIFICTAION), this exclusive pair of freehold detached bungalows offers a rare combination of prestige, privacy, and timeless design. Inspired by nature, each house is built to sit gently within its environment. Stone-clad walls, lush gardens, and expansive windows frame the greenery beyond, creating a living experience that feels both modern and grounded. The green roof terraces and open courtyards echo the contours of the site, fostering a deep connection between architecture and landscape. Inside, every element speaks of calm sophistication; from the soft interplay of natural light to the clean, minimalist lines that define the interiors. The result is a peaceful retreat that celebrates space, sustainability, and understated luxury. BASEMENT - Family Room, 1 x Common Room, Helper’s Room, Home Shelter LEVEL 1 - Living, Dining, Island Counter & Wet Kitchen LEVEL 2 - Junior Master, 2 x Common Room LEVEL 3 - Master Room w/ integrated Foyer All Rooms Ensuite W/ Shower Elegant Glass Lift Shaft ***subject to final confirmation Est. TOP : Mid 2027 House 1: Land Size: Approx. 4246 SQFT Built Up: Approx. 8170 SQFT House 2: Land Size: Approx. 3794 SQFT Built Up: Approx. 8170 SQFT Private Developer Preview Launch: 18th Dec 2025 (Appointed by Developer) Call / WhatsApp Charles @9769XXXX for an EXCLUSIVE viewing arrangement. ***All land & built-up areas are based on est. measurements & subject to final survey. Images may be artists' impressions & floor plans may not be drawn to scale. Subject to change without prior approval. Information is For Reference Only.
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Total Transactions
8
Average Price
S10.7M
Total Value
S85.4M
Calculating fair value from URA transaction data…


License: L3010738A
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Automated Valuation based on 24 URA transactions · 1 outliers removed (IQR)
Fair Value
S$21.38M
S$2,616 psf
Asking Price
S$18.20M
S$4,286 psf
vs Market
-14.9%
vs Last Done
+55.6%
Tenure
Freehold
No lease decay
Confidence
High
24 comps
Nearest MRT
Farrer Road
1858m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
24 comparable transactions
S$2,374
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,616
Recent Comparable Transactions
10 shown · 24 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | JALAN PANDAN Floor - | 4,059sqft | S$11,180,000 | ▲S$2,754 +5.3% vs FV | Freehold |
May 2025 | JALAN PANDAN Floor - | 4,059sqft | S$11,180,000 | ▲S$2,754 +5.3% vs FV | Freehold |
May 2025 | JALAN PANDAN Floor - | 4,059sqft | S$11,180,000 | ▲S$2,754 +5.3% vs FV | Freehold |
Sep 2024 | JALAN NAGA SARI Floor - | 4,302sqft | S$9,050,000 | ▼S$2,103 -19.6% vs FV | Freehold |
Sep 2022 | BUKIT TIMAH ROAD Floor - | 7,270sqft | S$17,700,000 | ▼S$2,435 -6.9% vs FV | Freehold |
Sep 2022 | JALAN NAGA SARI Floor - | 3,659sqft | S$8,228,000 | ▼S$2,249 -14.0% vs FV | Freehold |
Jul 2022 | JALAN PANDAN Floor - | 4,606sqft | S$10,288,000 | ▼S$2,234 -14.6% vs FV | Freehold |
Jul 2022 | JALAN PANDAN Floor - | 4,606sqft | S$10,288,000 | ▼S$2,234 -14.6% vs FV | Freehold |
Mar 2022 | JALAN NAGA SARI Floor - | 3,471sqft | S$8,000,000 | ▼S$2,305 -11.9% vs FV | Freehold |
Feb 2022 | JALAN PANDAN Floor - | 4,577sqft | S$9,920,000 | ▼S$2,167 -17.2% vs FV | Freehold |
Feb 2022 | JALAN PANDAN Floor - | 4,577sqft | S$9,920,000 | ▼S$2,167 -17.2% vs FV | Freehold |
JALAN PANDAN
May 2025 · Floor -
+5.3% vs FV
JALAN PANDAN
May 2025 · Floor -
+5.3% vs FV
JALAN PANDAN
May 2025 · Floor -
+5.3% vs FV
JALAN NAGA SARI
Sep 2024 · Floor -
-19.6% vs FV
BUKIT TIMAH ROAD
Sep 2022 · Floor -
-6.9% vs FV
JALAN NAGA SARI
Sep 2022 · Floor -
-14.0% vs FV
JALAN PANDAN
Jul 2022 · Floor -
-14.6% vs FV
JALAN PANDAN
Jul 2022 · Floor -
-14.6% vs FV
JALAN NAGA SARI
Mar 2022 · Floor -
-11.9% vs FV
JALAN PANDAN
Feb 2022 · Floor -
-17.2% vs FV
JALAN PANDAN
Feb 2022 · Floor -
-17.2% 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.