Opal Crescent, Bendemeer, Central Region, Singapore
$5,956,888
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Total Transactions
7
Average Price
S644K
Total Value
S4.5M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1731 URA transactions · 22 outliers removed (IQR)
Fair Value
S$9.35M
S$1,646 psf
Asking Price
S$5.96M
S$1,793 psf
vs Market
-36.3%
Confidence
High
1731 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1731 comparable transactions
S$1,646
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
0%
Adjusted Fair Value PSF
S$1,646
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | PHENG GECK AVENUE | 474 | S$830,000 | S$1,752 |
| 2025-08 | PHENG GECK AVENUE | 850 | S$1,510,000 | S$1,776 |
| 2025-08 | MEYAPPA CHETTIAR ROAD | 840 | S$1,860,000 | S$2,215 |
| 2025-08 | ST. FRANCIS ROAD | 1,270 | S$1,508,000 | S$1,187 |
| 2025-08 | WOODSVILLE CLOSE | 495 | S$895,000 | S$1,808 |
Showing 5 most recent transactions from 1731 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.