‼️360 virtual tour is available upon request. Call to enquire ✅ Ground floor unit ✅ Quiet facing ✅ Dual entrance to unit ✅ Ziptrack equivalent blinds installed for added privacy ✅ Efficient layout ✅ Jack and Jill toilet ✅ Large landscaping with greenery ✅ Resort living with upto 80 condo facilities ✅ Near to many amenities and many food choices ✅ Easy access to many transport options ▶️ Selling vacant ▶️ From $828k, representing tremendous value ▶️ Great for own stay for single professional / couple ▶️ Or it can be an excellent investment option ▶️ Tenant’s choice of project / Easy to rent out For viewing / enquiry, call ☎️ Tuck Keong (TK) @9616 XXXX
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Total Transactions
338
Average Price
S1.3M
Total Value
S444.8M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 1602 URA transactions · 103 outliers removed (IQR)
Fair Value
S$806,541
S$1,666 psf
Asking Price
S$828,000
S$1,711 psf
vs Market
+2.7%
vs Last Done
+11.2%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
1602 comps
Nearest MRT
Kovan
765m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1602 comparable transactions
S$1,687
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.941
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,666
Recent Comparable Transactions
10 shown · 1602 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | ROBEY CRESCENT Floor 01-05 | 517sqft | S$795,000 | ▼S$1,539 -7.6% vs FV | 999 yrs lease commencing from 1875 |
Aug 2025 | ROBEY CRESCENT Floor 01-05 | 517sqft | S$795,000 | ▼S$1,539 -7.6% vs FV | 999 yrs lease commencing from 1875 |
Aug 2025 | LORONG 1 REALTY PARK Floor - | 1,874sqft | S$4,150,000 | ▲S$2,214 +32.9% vs FV | 999 yrs lease commencing from 1876 |
Aug 2025 | PARK VILLAS GREEN Floor - | 3,142sqft | S$3,600,000 | ▼S$1,146 -31.2% vs FV | 99 yrs lease commencing from 1994 |
Aug 2025 | TAMPINES ROAD Floor 16-20 | 1,367sqft | S$3,000,008 | ▲S$2,195 +31.8% vs FV | Freehold |
Aug 2025 | HOUGANG AVENUE 2 Floor 11-15 | 527sqft | S$935,000 | ▲S$1,773 +6.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 926sqft | S$1,818,000 | ▲S$1,964 +17.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 635sqft | S$1,100,000 | ▲S$1,732 +4.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HOUGANG AVENUE 2 Floor 06-10 | 936sqft | S$1,550,000 | ▼S$1,655 -0.7% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | TAMPINES ROAD Floor 01-05 | 431sqft | S$663,800 | ▼S$1,542 -7.4% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | KOVAN ROAD Floor 06-10 | 1,259sqft | S$2,480,000 | ▲S$1,969 +18.2% vs FV | 99 yrs lease commencing from 2007 |
ROBEY CRESCENT
Aug 2025 · Floor 01-05
-7.6% vs FV
ROBEY CRESCENT
Aug 2025 · Floor 01-05
-7.6% vs FV
LORONG 1 REALTY PARK
Aug 2025 · Floor -
+32.9% vs FV
PARK VILLAS GREEN
Aug 2025 · Floor -
-31.2% vs FV
TAMPINES ROAD
Aug 2025 · Floor 16-20
+31.8% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 11-15
+6.4% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+17.9% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
+4.0% vs FV
HOUGANG AVENUE 2
Aug 2025 · Floor 06-10
-0.7% vs FV
TAMPINES ROAD
Aug 2025 · Floor 01-05
-7.4% vs FV
KOVAN ROAD
Aug 2025 · Floor 06-10
+18.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1602 URA transactions (103 outliers removed), adjusted for: Tenure decay (5.9% discount); MRT Kovan 765m away (+1%); AI-detected value boosters: ground floor garden, greenery view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.