New Loyang Link, Loyang East, East Region, Singapore
$12,488,000
BEST VALUED DETACHED HOUSE IN THE MARKET Extremely RARE 3-Storey Bungalow Zoning (1 of only 2 areas in entire SG) - Extremely Private landed community, quiet and wide street - A One of A Kind Architectural Masterpiece - Fully maximized, fully functional Resort/Hotel-like home 3 Storeys, FREEHOLD, Classy + Luxurious DETACHED House with private lift, Pool, Gym - TOP 2022 - 100% move in condition! - Main door faces South-east - Parks 4-5 cars - PERFECT for multi-generational living - Full of natural light and cross ventilation breeze Currently at 7 rooms + 1 helper's room - Provisions already made to increase number of bedrooms to 9 when required If you drive: - 6 mins to PIE - 6 mins to TPE - 7 mins to ECP - 10 mins to KPE - 3 mins to Esso - 3 mins to Shell House layout by level Level 3: - 1 x Large Master Suite (w Master Foyer, Outdoor Bath, and Veranda) - 1 x Gym room w Double volume ceiling (Can convert to bedroom w Loft) - 1 x Spacious ensuite Entertainment room Level 2: - 1 x Family Room - 1 x Veranda (can be converted to 2 bedrooms) - 3 x Ensuite Bedrooms Level 1: - Welcome Hall - Family Living Hall - Swimming Pool by the Living Hall - Garden by the Pool - Family indoor dining area - Poolside dining pavilion - Gourmet Kitchen - Wet Kitchen - Helper’s room (with WC), and Laundry area - 1 x Guest Bathroom - 1 x Ensuite Study room (can be converted to bedroom) You’re not going to want to miss out on owning the Most Prominent Landmark of the entire District! Contact me at any time for more information or to arrange an exclusive viewing at 9.2.3.3.7.7.6.1.
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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: L3008899K
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Automated Valuation based on 323 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$5.99M
S$599 psf
Asking Price
S$12.49M
S$1,500 psf
vs Market
+108.6%
vs Last Done
+168.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
323 comps
Nearest MRT
Tampines East
1782m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
323 comparable transactions
S$570
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$599
Recent Comparable Transactions
10 shown · 323 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 778 PASIR RIS ST 71 Floor 04 TO 06 | 1,539sqft | S$860,000 | ▼S$559 -6.7% vs FV | 99yr from 1996 |
Mar 2026 | Blk 778 PASIR RIS ST 71 Floor 04 TO 06 | 1,539sqft | S$860,000 | ▼S$559 -6.7% vs FV | 99yr from 1996 |
Feb 2026 | Blk 782 PASIR RIS ST 71 Floor 13 TO 15 | 1,539sqft | S$980,888 | ▲S$637 +6.3% vs FV | 99yr from 1996 |
Dec 2025 | Blk 778 PASIR RIS ST 71 Floor 01 TO 03 | 1,550sqft | S$860,000 | ▼S$555 -7.3% vs FV | 99yr from 1996 |
Sep 2025 | Blk 714 PASIR RIS ST 72 Floor 04 TO 06 | 1,593sqft | S$850,000 | ▼S$534 -10.9% vs FV | 99yr from 1996 |
Jul 2025 | Blk 716 PASIR RIS ST 72 Floor 13 TO 15 | 1,593sqft | S$1,020,000 | ▲S$640 +6.8% vs FV | 99yr from 1996 |
Jul 2025 | Blk 712 PASIR RIS ST 72 Floor 10 TO 12 | 1,572sqft | S$850,000 | ▼S$541 -9.7% vs FV | 99yr from 1996 |
Jun 2025 | Blk 780 PASIR RIS ST 71 Floor 13 TO 15 | 1,550sqft | S$1,008,888 | ▲S$651 +8.7% vs FV | 99yr from 1996 |
Jun 2025 | Blk 778 PASIR RIS ST 71 Floor 16 TO 18 | 1,539sqft | S$988,000 | ▲S$642 +7.2% vs FV | 99yr from 1996 |
Jun 2025 | Blk 717 PASIR RIS ST 72 Floor 01 TO 03 | 1,572sqft | S$880,000 | ▼S$560 -6.5% vs FV | 99yr from 1996 |
Apr 2025 | Blk 782 PASIR RIS ST 71 Floor 04 TO 06 | 1,539sqft | S$910,000 | ▼S$591 -1.3% vs FV | 99yr from 1996 |
Blk 778 PASIR RIS ST 71
Mar 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 778 PASIR RIS ST 71
Mar 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 782 PASIR RIS ST 71
Feb 2026 · Floor 13 TO 15
+6.3% vs FV
Blk 778 PASIR RIS ST 71
Dec 2025 · Floor 01 TO 03
-7.3% vs FV
Blk 714 PASIR RIS ST 72
Sep 2025 · Floor 04 TO 06
-10.9% vs FV
Blk 716 PASIR RIS ST 72
Jul 2025 · Floor 13 TO 15
+6.8% vs FV
Blk 712 PASIR RIS ST 72
Jul 2025 · Floor 10 TO 12
-9.7% vs FV
Blk 780 PASIR RIS ST 71
Jun 2025 · Floor 13 TO 15
+8.7% vs FV
Blk 778 PASIR RIS ST 71
Jun 2025 · Floor 16 TO 18
+7.2% vs FV
Blk 717 PASIR RIS ST 72
Jun 2025 · Floor 01 TO 03
-6.5% vs FV
Blk 782 PASIR RIS ST 71
Apr 2025 · Floor 04 TO 06
-1.3% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Pasir Ris, with a remaining lease of 75 years, stands at an estimated value of $5,987,586, translating to $599 PSF. This valuation is notably above market expectations, reflecting a significant 108.6% difference from the baseline. Such a premium valuation indicates strong demand and competitive pricing in the Pasir Ris area, a trend that suggests heightened buyer interest and a robust market dynamic.
With model confidence classified as high, this valuation is supported by a substantial dataset of 323 recent HDB resale transactions within the vicinity. The enduring 75-year lease remaining on the property adds considerable value, as it appeals to both families and investors looking for long-term residency or rental opportunities. The executive layout further enhances its attractiveness, catering to the needs of larger households. As the market continues to evolve, this property exemplifies the upward trajectory of HDB values in desirable locations such as Pasir Ris, underscoring the necessity for potential buyers to act swiftly in a competitive landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.