Boon Teck Road, Balestier, Central Region, Singapore
$7,200,000
Unit Features: - A rare brand-new freehold 3-storey intermediate terrace with attic, thoughtfully designed for modern luxury living in the heart of District 12. This home stands out with its sleek contemporary architecture and efficient layout, offering both style and functionality. The property boasts a generous built-up area of approximately 5,425 sqft on a land size of 1,443 sqft, featuring 5 spacious bedrooms and 4 bathrooms—ideal for multi-generational families. A key highlight is the stunning spiral staircase, serving as a centerpiece that enhances the double-volume living space and creates a strong architectural statement . Designed for comfort and convenience, the home includes: • Private home lift serving all levels • 2 car parking lots • Open-plan living and entertainment area with high ceilings • Wet and dry kitchen configuration • Attic level with additional bedrooms and roof terrace • Quality finishes including marble, parquet flooring, and customised carpentry Expected TOP: Q3 2026, 32 Boon Teck Road Other Tags: • Boon Teck Road • Jalan Rajah • Jalan Dusun • Jalan Kemaman • Jalan Bahagia • Jalan Ampas • Balestier Road (main access road) • Kim Keat Road • Kim Keat Lane • Martaban Road • Mandalay Road
Loading map...
Total Transactions
4
Average Price
S1.8M
Total Value
S7.3M
Calculating fair value from URA transaction data…


License: L3002382K
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 36 HDB resale transactions (data.gov.sg) · 6 outliers removed (IQR)
Fair Value
S$3.80M
S$700 psf
Asking Price
S$7.20M
S$4,990 psf
vs Market
+89.7%
vs Last Done
+456.3%
Tenure
57 yrs
99-year Leasehold · Balance remaining
Confidence
High
36 comps
Nearest MRT
Toa Payoh
648m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
36 comparable transactions
S$843
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.814
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$700
Recent Comparable Transactions
10 shown · 36 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +28.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +28.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +28.1% vs FV | 99yr from 1985 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▲S$825 +17.9% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +27.1% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▲S$818 +16.9% vs FV | 99yr from 1987 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▲S$825 +17.9% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +27.1% vs FV | 99yr from 1987 |
Jan 2026 | Blk 190 BISHAN ST 13 Floor 19 TO 21 | 1,615sqft | S$1,320,000 | ▲S$818 +16.9% vs FV | 99yr from 1987 |
Dec 2025 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,550sqft | S$1,250,000 | ▲S$806 +15.1% vs FV | 99yr from 1987 |
Dec 2025 | Blk 301 SHUNFU RD Floor 04 TO 06 | 1,701sqft | S$1,300,000 | ▲S$764 +9.1% vs FV | 99yr from 1985 |
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+28.1% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+28.1% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+28.1% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
+17.9% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+27.1% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
+16.9% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
+17.9% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+27.1% vs FV
Blk 190 BISHAN ST 13
Jan 2026 · Floor 19 TO 21
+16.9% vs FV
Blk 160 BISHAN ST 13
Dec 2025 · Floor 01 TO 03
+15.1% vs FV
Blk 301 SHUNFU RD
Dec 2025 · Floor 04 TO 06
+9.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bishan, with a remaining lease of 57 years, stands at an estimated value of $3,796,417, translating to a price per square foot (PSF) of $700. This valuation is notably above the market average, reflecting a significant 89.7% difference from the baseline, indicating strong demand relative to supply in this sought-after area. The elevated price is underpinned by a robust model confidence rating, denoting high reliability in the assessment derived from 36 recent HDB resale transactions in the vicinity.
Bishan is recognized for its strategic location, excellent connectivity, and a vibrant community, making it a highly desirable residential enclave. The remaining lease of 57 years is favorable in the context of HDB properties, as it allows potential buyers ample time to enjoy the asset while also considering future value appreciation. This valuation highlights the continued resilience of the HDB market, particularly in premium districts, where demand frequently outstrips supply, thus positioning this Executive flat as a lucrative investment opportunity.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.