Set within the tranquil landed enclave of Sian Tuan Avenue in District 16, this expansive residence offers a rare combination of space, flexibility, and comfort—perfectly suited for large or multi-generational families seeking a private sanctuary with generous living areas. Thoughtfully designed to accommodate modern family living, the home features seven spacious bedrooms and eight well-appointed bathrooms, providing ample room for family members as well as visiting guests. The generous layout allows for both communal gathering spaces and quiet private retreats, ensuring a harmonious balance between togetherness and personal space. Large living and dining areas create a welcoming environment for entertaining, celebrations, or relaxed everyday living, while the well-proportioned bedrooms offer comfort and privacy across the different levels of the home. Situated in a friendly and well-established landed neighbourhood, the property enjoys a peaceful residential atmosphere while remaining conveniently close to daily amenities. Residents will find a variety of supermarkets, neighbourhood grocery stores, cafés, and local eateries just a short distance away, making everyday errands and casual dining easily accessible. Families with school-going children will appreciate the range of nearby educational institutions, including reputable schools such as Temasek Primary School, Temasek Secondary School, and Bedok South Secondary School. The location also offers convenient connectivity to major roads and transport links, providing smooth access to other parts of Singapore. With its generous proportions, versatile layout, and location within a quiet landed enclave, this spacious home presents an excellent opportunity for buyers seeking a comfortable residence that combines ample living space, everyday convenience, and a welcoming family-oriented environment. Reach out today for more information or to arrange a private viewing of this exceptional property. Call Harry Yap +65 9452 XXXX www.landedelite.com
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 18 HDB resale transactions (data.gov.sg)
Fair Value
S$10.31M
S$897 psf
Asking Price
S$16.98M
S$3,162 psf
vs Market
+64.6%
vs Last Done
+268.1%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
18 comps
Nearest MRT
Dover
3226m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
18 comparable transactions
S$854
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$897
Recent Comparable Transactions
10 shown · 18 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 -4.2% vs FV | 99yr from 1988 |
Mar 2026 | Blk 3 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,350,000 | ▼S$859 -4.2% vs FV | 99yr from 1988 |
Dec 2025 | Blk 7 TOH YI DR Floor 07 TO 09 | 1,528sqft | S$1,390,000 | ▲S$909 +1.3% vs FV | 99yr from 1989 |
Nov 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,561sqft | S$1,288,000 | ▼S$825 -8.0% vs FV | 99yr from 1988 |
Sep 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,340,000 | ▼S$853 -4.9% vs FV | 99yr from 1988 |
Aug 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,615sqft | S$1,455,000 | ▲S$901 +0.4% vs FV | 99yr from 1988 |
Jun 2025 | Blk 7 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,310,000 | ▼S$834 -7.0% vs FV | 99yr from 1989 |
May 2025 | Blk 15 TOH YI DR Floor 01 TO 03 | 1,572sqft | S$1,290,000 | ▼S$821 -8.5% vs FV | 99yr from 1988 |
May 2025 | Blk 3 TOH YI DR Floor 07 TO 09 | 1,658sqft | S$1,501,555 | ▲S$906 +1.0% vs FV | 99yr from 1988 |
Apr 2025 | Blk 6 TOH YI DR Floor 07 TO 09 | 1,615sqft | S$1,418,000 | ▼S$878 -2.1% vs FV | 99yr from 1989 |
Feb 2025 | Blk 2 TOH YI DR Floor 10 TO 12 | 1,572sqft | S$1,460,000 | ▲S$929 +3.6% vs FV | 99yr from 1988 |
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.2% vs FV
Blk 3 TOH YI DR
Mar 2026 · Floor 01 TO 03
-4.2% vs FV
Blk 7 TOH YI DR
Dec 2025 · Floor 07 TO 09
+1.3% vs FV
Blk 15 TOH YI DR
Nov 2025 · Floor 01 TO 03
-8.0% vs FV
Blk 15 TOH YI DR
Sep 2025 · Floor 01 TO 03
-4.9% vs FV
Blk 2 TOH YI DR
Aug 2025 · Floor 10 TO 12
+0.4% vs FV
Blk 7 TOH YI DR
Jun 2025 · Floor 01 TO 03
-7.0% vs FV
Blk 15 TOH YI DR
May 2025 · Floor 01 TO 03
-8.5% vs FV
Blk 3 TOH YI DR
May 2025 · Floor 07 TO 09
+1.0% vs FV
Blk 6 TOH YI DR
Apr 2025 · Floor 07 TO 09
-2.1% vs FV
Blk 2 TOH YI DR
Feb 2025 · Floor 10 TO 12
+3.6% vs FV
HELIOS AI Analysis
The HDB Executive property located in the prestigious Bukit Timah area commands an estimated value of $10,314,242, translating to a remarkable $897 per square foot. This valuation indicates a significant market signal, as it stands at an impressive 64.6% above the baseline, suggesting a robust demand for HDB properties in this sought-after locale. With a remaining lease of 88 years, this property not only benefits from its prime location but also reflects the desirability of living in a well-established neighborhood known for its proximity to quality educational institutions and amenities.
Our valuation is supported by a comprehensive analysis of 18 recent HDB resale transactions in the vicinity, which reinforces the upward trajectory observed in the market. The medium confidence level in our model indicates a solid foundation of data while recognizing the inherent variability within the real estate market. As such, potential buyers and investors should consider both the lease longevity and the prevailing market dynamics when evaluating this exceptional opportunity in Bukit Timah, where premium properties continue to attract discerning homeowners and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.