A rare opportunity to own this 420 sqft 1-bedroom unit at Neem Tree, ideal for young professionals, couples, or investors looking for a well-located city fringe property. Unit Highlights: •Mid-floor with unblocked, breezy views •Bright and functional layout with modern fittings •Well-maintained and move-in ready Prime Location & Excellent Connectivity: •Approx. 15 mins walk (or 3 bus stops) to Novena MRT (NS20) •Short bus ride to Toa Payoh (NS19) and Boon Keng MRT (NE9) •Direct bus services nearby (2-min walk to Balestier Road): 21, 130, 131, 139, 145, 186 – Easy access to Orchard, Bugis, CBD, and more •Easy access to CTE and PIE Amenities at Your Doorstep: •Zhongshan Mall, Shaw Plaza, Square 2, Velocity @ Novena •Surrounded by renowned Balestier eateries, cafes & 24-hour food options •Supermarkets, clinics, and daily essentials just minutes away Nearby Schools: •Hong Wen School (within 1km) •St. Joseph's Institution Junior •CHIJ Primary (Toa Payoh) •Bendemeer Primary School •Near international institutions like Global Indian International School (GIIS) Why Choose This Unit? •Freehold development in a prime city-fringe location •High rental demand from medical professionals & expats •Peaceful living with full access to urban convenience
D12 - Novena
Toa Payoh MRT
1 January 2020
Small (84 units)
84 units
1 Block, 16 Floors
Not available
Neem Tree has a total of 84 units, from 1 Bed - 1 Bath to 3 Bed - 2 Bath units. There are 12 types of floor plans from 420 sqft to 1,335 sqft.
Neem Tree is a freehold Condo Apartment located in Novena, District 12. Completed in 2020, it has a total of 1 blocks within the development and comprises a total of 84 units. It is within walking distance to MRT stations such as Toa Payoh MRT and Toa Payoh MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Neem Tree is also close to schools like Cidesco Conventions Pte. Ltd., Global Indian International School (Balestier Campus) and Zhengfei Cultural Education Centre - Jalan Rajah. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Supermarket Creatives and I-Tec Supermart Pte Ltd for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Thomson Medical Centre Balestier Warehouse Building. Singpost Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Whampoa Park Connector, to enjoy some fresh air.
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Total Transactions
22
Average Price
S1.0M
Total Value
S22.7M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1272 URA transactions · 12 outliers removed (IQR)
Fair Value
S$711,216
S$1,693 psf
Asking Price
S$750,000
S$1,786 psf
vs Market
+5.5%
Confidence
High
1272 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1272 comparable transactions
S$1,613
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,693
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | IRRAWADDY ROAD | 1,367 | S$2,650,000 | S$1,939 |
| 2025-08 | IRRAWADDY ROAD | 1,001 | S$1,660,000 | S$1,658 |
| 2025-08 | JALAN RAJA UDANG | 678 | S$970,000 | S$1,430 |
| 2025-08 | MINBU ROAD | 807 | S$1,650,000 | S$2,044 |
| 2025-08 | LORONG AMPAS | 1,066 | S$1,750,000 | S$1,642 |
Showing 5 most recent transactions from 1272 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.