31 Cairnhill Circle 229774, Cairnhill, Central Region, Singapore
$3,180,000
In a market flooded with cookie-cutter condos, this 2-bedroom penthouse in Cairnhill stands out as a rare gem. Perched atop an exclusive development, it offers a private jacuzzi pool with unobstructed north-facing views of Bukit Timah Hill—an amenity so unique that it might be the only one of its kind in the area. Step inside to discover a spacious haven, where the master bedroom boasts breathtaking vistas of the Bukit Timah Nature Reserve. The open-concept living and dining areas are designed to maximize natural light and airflow, creating a seamless transition between indoor and outdoor living. The private jacuzzi pool offers a tranquil retreat, allowing you to unwind while taking in the panoramic views. Taking Cairnhill Road, you'll find yourself moments away from Paragon Mall and the renowned Ngee Ann City/Takashimaya shopping complex. This central location offers unparalleled convenience, placing you at the heart of Singapore's retail and dining scene. In a market where freehold developments in the Orchard Road vicinity are commanding premium prices, this penthouse offers exceptional value. For instance, Klimt Cairnhill, a nearby freehold development, has seen its penthouses fetch prices upwards of $26 million, translating to over $5,300 per square foot . In comparison, this penthouse offers a more accessible entry point into the prestigious Cairnhill address, with significant potential for capital appreciation. **Don't Miss Out** This is city living redefined, where luxury meets tranquility in a prime location. With its unique amenities, spacious layout, and strategic location, this penthouse represents a rare opportunity in the Singapore real estate market.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
23
Average Price
S2.7M
Total Value
S63.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 17 URA transactions
Fair Value
S$3.85M
S$2,714 psf
Asking Price
S$3.18M
S$2,239 psf
vs Market
-17.5%
vs Last Done
-16.5%
Tenure
Freehold
No lease decay
Confidence
High
17 comps
Nearest MRT
Newton
634m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
17 comparable transactions
S$2,559
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,714
Recent Comparable Transactions
10 shown · 17 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2025 | CAIRNHILL CIRCLE Floor 16-20 | 1,163sqft | S$3,118,000 | ▼S$2,682 -1.2% vs FV | Freehold |
Jan 2025 | CAIRNHILL CIRCLE Floor 16-20 | 1,163sqft | S$3,118,000 | ▼S$2,682 -1.2% vs FV | Freehold |
Sep 2024 | CAIRNHILL CIRCLE Floor 06-10 | 1,173sqft | S$3,160,000 | ▼S$2,693 -0.8% vs FV | Freehold |
Aug 2024 | CAIRNHILL CIRCLE Floor 16-20 | 1,163sqft | S$3,100,888 | ▼S$2,667 -1.7% vs FV | Freehold |
Jul 2024 | CAIRNHILL CIRCLE Floor 01-05 | 1,173sqft | S$3,050,000 | ▼S$2,600 -4.2% vs FV | Freehold |
May 2024 | CAIRNHILL CIRCLE Floor 16-20 | 1,173sqft | S$3,000,000 | ▼S$2,557 -5.8% vs FV | Freehold |
Jan 2024 | CAIRNHILL CIRCLE Floor 11-15 | 1,163sqft | S$2,980,000 | ▼S$2,563 -5.6% vs FV | Freehold |
Oct 2023 | CAIRNHILL CIRCLE Floor 11-15 | 1,173sqft | S$3,120,000 | ▼S$2,659 -2.0% vs FV | Freehold |
Apr 2023 | CAIRNHILL CIRCLE Floor 11-15 | 1,173sqft | S$3,140,000 | ▼S$2,676 -1.4% vs FV | Freehold |
Sep 2022 | CAIRNHILL CIRCLE Floor 11-15 | 1,163sqft | S$2,938,000 | ▼S$2,527 -6.9% vs FV | Freehold |
Mar 2022 | CAIRNHILL CIRCLE Floor 06-10 | 1,163sqft | S$2,770,000 | ▼S$2,383 -12.2% vs FV | Freehold |
CAIRNHILL CIRCLE
Jan 2025 · Floor 16-20
-1.2% vs FV
CAIRNHILL CIRCLE
Jan 2025 · Floor 16-20
-1.2% vs FV
CAIRNHILL CIRCLE
Sep 2024 · Floor 06-10
-0.8% vs FV
CAIRNHILL CIRCLE
Aug 2024 · Floor 16-20
-1.7% vs FV
CAIRNHILL CIRCLE
Jul 2024 · Floor 01-05
-4.2% vs FV
CAIRNHILL CIRCLE
May 2024 · Floor 16-20
-5.8% vs FV
CAIRNHILL CIRCLE
Jan 2024 · Floor 11-15
-5.6% vs FV
CAIRNHILL CIRCLE
Oct 2023 · Floor 11-15
-2.0% vs FV
CAIRNHILL CIRCLE
Apr 2023 · Floor 11-15
-1.4% vs FV
CAIRNHILL CIRCLE
Sep 2022 · Floor 11-15
-6.9% vs FV
CAIRNHILL CIRCLE
Mar 2022 · Floor 06-10
-12.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.