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Total Transactions
96
Average Price
S1.5M
Total Value
S145.1M
Calculating fair value from URA transaction data…
License: L3008899K
Automated Valuation based on 92 URA transactions
Fair Value
S$1.01M
S$2,079 psf
Asking Price
S$1.16M
S$2,397 psf
vs Market
+15.3%
vs Last Done
+9.6%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
92 comps
Nearest MRT
Paya Lebar
165m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
92 comparable transactions
S$2,226
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.829
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,079
Recent Comparable Transactions
10 shown · 92 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | PAYA LEBAR ROAD Floor 16-20 | 484sqft | S$1,060,000 | ▲S$2,188 +5.2% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | PAYA LEBAR ROAD Floor 16-20 | 484sqft | S$1,060,000 | ▲S$2,188 +5.2% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | PAYA LEBAR ROAD Floor 01-05 | 904sqft | S$1,860,000 | ▼S$2,057 -1.1% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | PAYA LEBAR ROAD Floor 06-10 | 667sqft | S$1,540,000 | ▲S$2,308 +11.0% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | PAYA LEBAR ROAD Floor 06-10 | 678sqft | S$1,600,000 | ▲S$2,359 +13.5% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | PAYA LEBAR ROAD Floor 11-15 | 646sqft | S$1,470,000 | ▲S$2,276 +9.5% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | PAYA LEBAR ROAD Floor 01-05 | 667sqft | S$1,500,000 | ▲S$2,248 +8.1% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | PAYA LEBAR ROAD Floor 06-10 | 1,163sqft | S$2,620,000 | ▲S$2,254 +8.4% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | PAYA LEBAR ROAD Floor 01-05 | 646sqft | S$1,328,000 | ▼S$2,056 -1.1% vs FV | 99 yrs lease commencing from 2015 |
Jul 2025 | PAYA LEBAR ROAD Floor 11-15 | 646sqft | S$1,443,000 | ▲S$2,234 +7.5% vs FV | 99 yrs lease commencing from 2015 |
Jun 2025 | PAYA LEBAR ROAD Floor 06-10 | 667sqft | S$1,550,000 | ▲S$2,323 +11.7% vs FV | 99 yrs lease commencing from 2015 |
PAYA LEBAR ROAD
Aug 2025 · Floor 16-20
+5.2% vs FV
PAYA LEBAR ROAD
Aug 2025 · Floor 16-20
+5.2% vs FV
PAYA LEBAR ROAD
Jul 2025 · Floor 01-05
-1.1% vs FV
PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+11.0% vs FV
PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+13.5% vs FV
PAYA LEBAR ROAD
Jul 2025 · Floor 11-15
+9.5% vs FV
PAYA LEBAR ROAD
Jul 2025 · Floor 01-05
+8.1% vs FV
PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+8.4% vs FV
PAYA LEBAR ROAD
Jul 2025 · Floor 01-05
-1.1% vs FV
PAYA LEBAR ROAD
Jul 2025 · Floor 11-15
+7.5% vs FV
PAYA LEBAR ROAD
Jun 2025 · Floor 06-10
+11.7% vs FV
HELIOS AI Analysis
Based on 92 URA transactions (0 outliers removed), adjusted for: Tenure decay (17.1% discount); MRT Paya Lebar 165m away (+3%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.