Tham Soong Avenue, Anak Bukit, Central Region, Singapore
$8,180,000
Very spacious Semi-D minutes walk to Beautyworld transformations So much space for you to reimagine your next home. A short walk to Beauty World MRT Within 1km from Pei Hwa Presbyterian Primary School Stone throw away Cheong Chin Nam food street (24hr eateries) and future Community Hub, The Reserve Mall Walking distance to Bukit Timah and Bukit Batok Nature Reserves, Railway corridor and future Bukit Timah-Rochor Green Corridor. About the house: Maximized build-up to 3.5 storey + almost full length basement. More than 10 spacious bedroom + basement entertainment/theatre room. Possible to modify to fewer but more spacious rooms. Ask for our proposed remodel plan. Space for 2 cars within the compound. Provision space for lift to be installed Whatsapp for 3D Virtual Tour! Another Quality Listing of: Huttons Landed Division (HLD) We LAND Results for YOU! Official Landed team of Huttons Real Estate Group _________________________________ For more information on other landed houses, please check out our market leading online social media online platforms: (Search for 'Huttons Landed Division' in:) - Facebook - Youtube - Instagram - TikTok ________________________________ #HLD #huttonslandeddivision #semi-d #chun #tin #beautyworld #mrt #PHPPS #peihwa
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Total Transactions
2
Average Price
S4.5M
Total Value
S8.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 16 HDB resale transactions (data.gov.sg)
Fair Value
S$6.90M
S$900 psf
Asking Price
S$8.18M
S$2,405 psf
vs Market
+18.6%
vs Last Done
+180.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
16 comps
Nearest MRT
Bukit Batok
2770m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
16 comparable transactions
S$858
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$900
Recent Comparable Transactions
10 shown · 16 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -4.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -4.6% vs FV | 99yr from 1988 |
Mar 2026 | Blk 6 TOH YI DR Floor 04 TO 06 | 1,572sqft | S$1,428,000 | ▲S$909 +1.0% vs FV | 99yr from 1989 |
Dec 2025 | Blk 7 TOH YI DR Floor 07 TO 09 | 1,528sqft | S$1,390,000 | ▲S$909 +1.0% vs FV | 99yr from 1989 |
Nov 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,561sqft | S$1,288,000 | ▼S$825 -8.3% vs FV | 99yr from 1988 |
Sep 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,340,000 | ▼S$853 -5.2% vs FV | 99yr from 1988 |
Aug 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,615sqft | S$1,455,000 | ▲S$901 +0.1% vs FV | 99yr from 1988 |
Jun 2025 | Blk 7 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,310,000 | ▼S$834 -7.3% vs FV | 99yr from 1989 |
May 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,290,000 | ▼S$821 -8.8% vs FV | 99yr from 1988 |
May 2025 | Blk 3 TOH YI DR Floor 07 TO 09 | 1,658sqft | S$1,501,555 | ▲S$906 +0.7% vs FV | 99yr from 1988 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -2.4% vs FV | 99yr from 1989 |
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.6% vs FV
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.6% vs FV
Blk 6 TOH YI DR
Mar 2026 · Floor 04 TO 06
+1.0% vs FV
Blk 7 TOH YI DR
Dec 2025 · Floor 07 TO 09
+1.0% vs FV
Blk 15 TOH YI DR
Nov 2025 · Floor 01 TO 03
-8.3% vs FV
Blk 15 TOH YI DR
Sep 2025 · Floor 01 TO 03
-5.2% vs FV
Blk 2 TOH YI DR
Aug 2025 · Floor 10 TO 12
+0.1% vs FV
Blk 7 TOH YI DR
Jun 2025 · Floor 01 TO 03
-7.3% vs FV
Blk 15 TOH YI DR
May 2025 · Floor 01 TO 03
-8.8% vs FV
Blk 3 TOH YI DR
May 2025 · Floor 07 TO 09
+0.7% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-2.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Bukit Timah, standing at an estimated value of $6,897,297, represents a compelling opportunity within Singapore's dynamic real estate market. Priced at $900 per square foot, this valuation exceeds the market baseline by 18.6%, indicating a robust demand for properties in this prestigious locale. The remaining lease of 75 years further contributes to its attractiveness, as buyers are increasingly inclined toward longer leasehold tenures, which align with their investment horizons.
The assessment is derived from a comprehensive analysis of 16 recent HDB resale transactions in the vicinity, which provides a solid foundation for the valuation despite a medium level of model confidence. The higher-than-average market signal suggests that buyers are recognizing the intrinsic value associated with living in Bukit Timah, a coveted area known for its proximity to top educational institutions and lush greenery. This premium status, coupled with the remaining lease of 75 years, positions this property as a desirable asset for both homeowners and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.