Min to mrt and bus stop. Easy excess to expressway and near eateries
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
16
Average Price
S4.4M
Total Value
S71.1M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 66 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.41M
S$1,699 psf
Asking Price
S$1.20M
S$1,448 psf
vs Market
-14.8%
vs Last Done
-13.6%
Tenure
Freehold
No lease decay
Confidence
High
66 comps
Nearest MRT
Tai Seng
499m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
66 comparable transactions
S$1,650
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,699
Recent Comparable Transactions
10 shown · 66 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | PAYA LEBAR ROAD Floor 06-10 | 1,313sqft | S$2,200,000 | ▼S$1,675 -1.4% vs FV | Freehold |
Aug 2025 | PAYA LEBAR ROAD Floor 06-10 | 1,313sqft | S$2,200,000 | ▼S$1,675 -1.4% vs FV | Freehold |
Jul 2025 | MACPHERSON ROAD Floor 06-10 | 1,033sqft | S$1,550,000 | ▼S$1,500 -11.7% vs FV | Freehold |
Jul 2025 | MACPHERSON ROAD Floor 01-05 | 797sqft | S$1,488,888 | ▲S$1,869 +10.0% vs FV | Freehold |
Apr 2025 | PAYA LEBAR ROAD Floor 11-15 | 915sqft | S$1,471,500 | ▼S$1,608 -5.4% vs FV | Freehold |
Mar 2025 | PAYA LEBAR ROAD Floor 06-10 | 1,184sqft | S$1,900,000 | ▼S$1,605 -5.5% vs FV | Freehold |
Dec 2024 | PAYA LEBAR ROAD Floor 01-05 | 1,421sqft | S$1,880,000 | ▼S$1,323 -22.1% vs FV | Freehold |
Oct 2024 | PAYA LEBAR ROAD Floor 01-05 | 915sqft | S$1,300,000 | ▼S$1,421 -16.4% vs FV | Freehold |
Oct 2024 | PAYA LEBAR ROAD Floor 01-05 | 947sqft | S$1,465,000 | ▼S$1,547 -8.9% vs FV | Freehold |
Oct 2024 | MACPHERSON ROAD Floor 06-10 | 797sqft | S$1,450,800 | ▲S$1,821 +7.2% vs FV | Freehold |
Jul 2024 | MACPHERSON ROAD Floor 01-05 | 797sqft | S$1,420,000 | ▲S$1,783 +4.9% vs FV | Freehold |
PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
-1.4% vs FV
PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
-1.4% vs FV
MACPHERSON ROAD
Jul 2025 · Floor 06-10
-11.7% vs FV
MACPHERSON ROAD
Jul 2025 · Floor 01-05
+10.0% vs FV
PAYA LEBAR ROAD
Apr 2025 · Floor 11-15
-5.4% vs FV
PAYA LEBAR ROAD
Mar 2025 · Floor 06-10
-5.5% vs FV
PAYA LEBAR ROAD
Dec 2024 · Floor 01-05
-22.1% vs FV
PAYA LEBAR ROAD
Oct 2024 · Floor 01-05
-16.4% vs FV
PAYA LEBAR ROAD
Oct 2024 · Floor 01-05
-8.9% vs FV
MACPHERSON ROAD
Oct 2024 · Floor 06-10
+7.2% vs FV
MACPHERSON ROAD
Jul 2024 · Floor 01-05
+4.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.