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Total Transactions
21
Average Price
S1.0M
Total Value
S21.3M
Calculating fair value from URA transaction data…
License: L3008022J
Automated Valuation based on 1749 URA transactions · 1 outliers removed (IQR)
Fair Value
S$428,615
S$1,048 psf
Asking Price
S$750,000
S$1,834 psf
vs Market
+75.0%
vs Last Done
+50.8%
Tenure
87 yrs
99-year Leasehold · Balance remaining
Confidence
High
1749 comps
Nearest MRT
Tanah Merah
510m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1749 comparable transactions
S$1,529
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.679
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,048
Recent Comparable Transactions
10 shown · 1749 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | BEDOK RIA CRESCENT Floor 01-05 | 1,152sqft | S$1,400,000 | ▲S$1,216 +16.0% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | BEDOK RIA CRESCENT Floor 01-05 | 1,152sqft | S$1,400,000 | ▲S$1,216 +16.0% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | LIMAU RISE Floor - | 2,371sqft | S$2,743,000 | ▲S$1,157 +10.4% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 689sqft | S$1,210,000 | ▲S$1,756 +67.6% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | TANAH MERAH KECHIL LINK Floor 06-10 | 441sqft | S$730,000 | ▲S$1,654 +57.8% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | SIMEI STREET 3 Floor 01-05 | 1,141sqft | S$1,280,000 | ▲S$1,122 +7.1% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | SIMEI STREET 3 Floor 06-10 | 1,130sqft | S$1,250,000 | ▲S$1,106 +5.5% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | TANAH MERAH KECHIL ROAD Floor 01-05 | 958sqft | S$1,150,000 | ▲S$1,200 +14.5% vs FV | 99 yrs lease commencing from 1990 |
Aug 2025 | TANAH MERAH KECHIL ROAD Floor 16-20 | 1,324sqft | S$1,660,888 | ▲S$1,254 +19.7% vs FV | 99 yrs lease commencing from 1990 |
Aug 2025 | TANAH MERAH KECHIL ROAD Floor 16-20 | 1,324sqft | S$1,590,000 | ▲S$1,201 +14.6% vs FV | 99 yrs lease commencing from 1990 |
Aug 2025 | JALAN PARI DEDAP Floor - | 1,961sqft | S$3,838,000 | ▲S$1,957 +86.7% vs FV | Freehold |
BEDOK RIA CRESCENT
Aug 2025 · Floor 01-05
+16.0% vs FV
BEDOK RIA CRESCENT
Aug 2025 · Floor 01-05
+16.0% vs FV
LIMAU RISE
Aug 2025 · Floor -
+10.4% vs FV
TANAH MERAH KECHIL LINK
Aug 2025 · Floor 06-10
+67.6% vs FV
TANAH MERAH KECHIL LINK
Aug 2025 · Floor 06-10
+57.8% vs FV
SIMEI STREET 3
Aug 2025 · Floor 01-05
+7.1% vs FV
SIMEI STREET 3
Aug 2025 · Floor 06-10
+5.5% vs FV
TANAH MERAH KECHIL ROAD
Aug 2025 · Floor 01-05
+14.5% vs FV
TANAH MERAH KECHIL ROAD
Aug 2025 · Floor 16-20
+19.7% vs FV
TANAH MERAH KECHIL ROAD
Aug 2025 · Floor 16-20
+14.6% vs FV
JALAN PARI DEDAP
Aug 2025 · Floor -
+86.7% vs FV
HELIOS AI Analysis
Based on 1749 URA transactions (1 outliers removed), adjusted for: Tenure decay (32.1% discount); MRT Tanah Merah 510m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.