Ava Road, Balestier, Central Region, Singapore
$18,800,000
PNG LANDED EXCELLENCE A LUXURIOUS AND MODERN DETACHED HOUSE WITH BASEMENT ENTERTAINMENT HALL, HOME LIFT AND POOL. Estimated TOP 2025 Land: 4522sqft Built Up: 9070sqft Approx Level: 3 Storey + Attic + Basement Rooms: 7 Bedrooms + Maid (6 Ensuites) Tenure: Freehold Facility: Home Lift And Pool Siglap Road .Taman Siglap .Fidelio Street .Jalan Khairuddin .Maria Avenue .Terang Bulan Avenue .Jalan Bangsawan .Swan Lake Avenue .Jalan Terang Bulan .Jalan Bintang Tiga .Metropole Drive .Dido Street .Norma Terrace .Rienzi Street .Ernani Street .Dafne Street .Aida Street .Tosca Street .Tosca Terrace .Carmen Terrace .Lakme Terrace .Lakme Street .Figaro Street .Woo Mon Chew Road .Jalan Tanah Puteh .Lorong Abu Talib .Palm Drive .Jalan Ulu Siglap .Siglap Hill .Siglap View .Siglap Terrace .Siglap Valley .Siglap Avenue .La Selle Street .Siglap Bank .Siglap Rise .Siglap Walk .Siglap Avenue South .Siglap Drive .Dryburgh Avenue .Carlton Avenue .Cheviot Hill .Siglap Plain .Frankel Avenue .Frankel Drive .Frankel Terrace .Frankel Close .Frankel Walk .Frankel Street .Frankel Place .Hartley Grove .Dunbar Walk .Roseburn Avenue .Coldstream Avenue .Greenfield Drive .Bowmont Gardens .Wilton Gardens .Jedburgh Gardens .Yarrow Gardens .Ettrick Terrace .Burnfoot Terrace .Lothian Terrace .Jalan Tua Kong .Elite Terrace .Elite Park Avenue .Siglap Close .Lorong Siglap .Figaro Gardens .First Street .Second Street .Third Street .Fourth Street .Jalan Jamal .Everitt Road North. Langsat Road. Joo Chiat Terrace. Tembeling Road. Tembeling Lane. Joo Chiat Place. Joo Chiat Lane. Joo Chiat Avenue. Joo Chiat Walk. Onan Road. Carpmael Road. Ceylon Road. Lorong G Telok Kurau. Lorong H Telok Kurau. Lorong J Telok Kurau. Lorong K Telok Kurau. Lorong L Telok Kurau. Lorong M Telok Kurau. Lorong N Telok Kurau. Telok Kurau Road. Disclaimer: All land and built up areas are base on approximate measurements and are subject to final survey.
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Total Transactions
1
Average Price
S11.4M
Total Value
S11.4M
Calculating fair value from URA transaction data…
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Automated Valuation based on 73 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$7.64M
S$843 psf
Asking Price
S$18.80M
S$4,157 psf
vs Market
+146.0%
vs Last Done
+426.9%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
73 comps
Nearest MRT
Novena
981m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
73 comparable transactions
S$787
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$843
Recent Comparable Transactions
10 shown · 73 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
May 2026 | Blk 231 BISHAN ST 23 Floor 07 TO 09 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
May 2026 | Blk 401 SIN MING AVE Floor 01 TO 03 | 1,668sqft | S$1,140,000 | ▼S$683 -19.0% vs FV | 99yr from 1985 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.4% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -4.3% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -6.4% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.6% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +6.4% vs FV | 99yr from 1985 |
Feb 2026 | Blk 257 BISHAN ST 22 Floor 01 TO 03 | 1,572sqft | S$1,168,000 | ▼S$743 -11.9% vs FV | 99yr from 1992 |
Jan 2026 | Blk 160 BISHAN ST 13 Floor 01 TO 03 | 1,636sqft | S$1,350,000 | ▼S$825 -2.1% vs FV | 99yr from 1987 |
Jan 2026 | Blk 187 BISHAN ST 13 Floor 07 TO 09 | 1,572sqft | S$1,398,888 | ▲S$890 +5.6% vs FV | 99yr from 1987 |
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-6.4% vs FV
Blk 231 BISHAN ST 23
May 2026 · Floor 07 TO 09
-6.4% vs FV
Blk 401 SIN MING AVE
May 2026 · Floor 01 TO 03
-19.0% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.4% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-4.3% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-6.4% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.6% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+6.4% vs FV
Blk 257 BISHAN ST 22
Feb 2026 · Floor 01 TO 03
-11.9% vs FV
Blk 160 BISHAN ST 13
Jan 2026 · Floor 01 TO 03
-2.1% vs FV
Blk 187 BISHAN ST 13
Jan 2026 · Floor 07 TO 09
+5.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive in Bishan, with a remaining lease of 75 years, stands at an estimated value of $7,643,023, translating to $843 PSF. This valuation is significantly above the market baseline, reflecting a notable 146% difference, which signals robust demand and a premium positioning within the current real estate landscape. The high valuation can be attributed to various factors, including the property's strategic location, the desirability of the Bishan area, and the characteristics of the executive flat itself, which typically offers spacious living arrangements appealing to larger families.
The model confidence rating is classified as high, underscoring the reliability of this valuation based on comprehensive market analysis. This valuation is supported by data drawn from 73 recent HDB resale transactions in the vicinity, which further affirm the upward trajectory of property values in this sought-after locale. The strong market signal indicates a competitive environment, likely driven by limited supply and increasing interest in HDB properties, particularly those that offer longer remaining leases. As such, this property not only represents a premium investment opportunity but also reflects the broader trends shaping the Singapore real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.