Serious and motivated seller! Selling with tenancy, currently tenanted until July 2026 at $3,500 per month - Full Condo facilities (Gym, Tennis Court, 50m Lap pool etc.) - Many nearby MRT stations (Little India MRT - 500m, Rochor MRT - 600m, Bencoolen MRT - 850m - Serene environment - Mid floor - Quiet facing corner unit - Wardrobe in bedroom can be hacked down to expose windows overlooking Mount Emily - Spacious living room and bedroom Perfect for: - Singles or DINK couples who value convenience and city living at a relatively low PSF - Investors who wish to invest in a freehold property with strong fundamentals and high yield without worrying about lease decay
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
Total Transactions
10
Average Price
S1.2M
Total Value
S11.8M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 1437 URA transactions · 6 outliers removed (IQR)
Fair Value
S$664,320
S$1,186 psf
Asking Price
S$1.16M
S$2,071 psf
vs Market
+74.6%
vs Last Done
+6.8%
Tenure
81 yrs
99-year Leasehold · Balance remaining
Confidence
High
1437 comps
Nearest MRT
Little India
281m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1437 comparable transactions
S$2,022
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.548
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,186
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | OXLEY RISE | 1,109 | S$2,150,000 | S$1,939 | 06-10 | Freehold |
| 2025-08 | OXLEY RISE | 1,109 | S$2,150,000 | S$1,939 | 06-10 | Freehold |
| 2025-08 | MACKENZIE ROAD | 700 | S$1,300,000 | S$1,858 | 01-05 | Freehold |
| 2025-08 | OXLEY RISE | 915 | S$2,250,000 | S$2,459 | 06-10 | Freehold |
| 2025-08 | OXLEY RISE | 893 | S$2,150,000 | S$2,407 | 01-05 | Freehold |
| 2025-08 | HANDY ROAD | 560 | S$1,050,000 | S$1,876 | 06-10 | 99 yrs lease commencing from 2007 |
| 2025-08 | MOUNT SOPHIA | 581 | S$1,252,000 | S$2,154 | 01-05 | 99 yrs lease commencing from 2013 |
| 2025-08 | CAVENAGH ROAD | 1,550 | S$2,520,000 | S$1,626 | 11-15 | Freehold |
| 2025-08 | RACE COURSE ROAD | 420 | S$742,000 | S$1,768 | 01-05 | Freehold |
| 2025-08 | SOPHIA ROAD | 581 | S$1,593,700 | S$2,742 | 01-05 | Freehold |
| 2025-08 | SOPHIA ROAD | 581 | S$1,557,000 | S$2,679 | 01-05 | Freehold |
Showing 10 most recent transactions from 1437 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1437 URA transactions (6 outliers removed), adjusted for: Tenure decay (45.2% discount); MRT Little India 281m away (+3%); AI-detected value boosters: corner unit, freehold (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.