D07 - Downtown Core
Bugis MRT · 3 min walk
1 January 1998
Small (10 units)
10 units
4 Blocks
Alivestone Investment Pte Ltd
Liang Seah Court is a 999 years leasehold Condo Apartment located in Downtown Core, District 7. Completed in 1998, it has a total of 4 blocks within the development and comprises a total of 10 units. It is within walking distance to MRT stations such as Bugis MRT and Bugis MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Liang Seah Court is also close to schools like Little Neuro Tree, First Learning & Training Centre Pte Ltd and True Eyes Beauty & Academy. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Giant @ Suntec City and W & W Grains Arco for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Q & M Dental Centre (Bugis). Singpost Mailbox is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - The Lawn (Raffles Hotel), to enjoy some fresh air.
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Total Transactions
1
Average Price
S1.1M
Total Value
S1.1M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 863 URA transactions · 46 outliers removed (IQR)
Fair Value
S$2.79M
S$2,309 psf
Asking Price
S$2.90M
S$2,405 psf
vs Market
+4.1%
vs Last Done
-1.1%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
863 comps
Nearest MRT
Bugis
337m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
863 comparable transactions
S$2,790
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.369
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,309
Recent Comparable Transactions
10 shown · 863 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▲S$2,431 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▲S$2,431 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | FRASER STREET Floor 06-10 | 721sqft | S$1,510,000 | ▼S$2,094 -9.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | FRASER STREET Floor 31-35 | 1,001sqft | S$2,200,000 | ▼S$2,198 -4.8% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | FRASER STREET Floor 06-10 | 420sqft | S$970,000 | ▲S$2,311 +0.1% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | MIDDLE ROAD Floor 11-15 | 635sqft | S$1,580,000 | ▲S$2,488 +7.8% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | FRASER STREET Floor 31-35 | 1,528sqft | S$3,450,000 | ▼S$2,257 -2.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,500,000 | ▲S$3,399 +47.2% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 21-25 | 753sqft | S$2,680,000 | ▲S$3,557 +54.0% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | MIDDLE ROAD Floor 01-05 | 753sqft | S$2,050,000 | ▲S$2,721 +17.8% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | TAN QUEE LAN STREET Floor 26-30 | 1,066sqft | S$3,300,000 | ▲S$3,097 +34.1% vs FV | 99 yrs lease commencing from 2019 |
MIDDLE ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
MIDDLE ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
FRASER STREET
Aug 2025 · Floor 06-10
-9.3% vs FV
FRASER STREET
Aug 2025 · Floor 31-35
-4.8% vs FV
FRASER STREET
Aug 2025 · Floor 06-10
+0.1% vs FV
MIDDLE ROAD
Jul 2025 · Floor 11-15
+7.8% vs FV
FRASER STREET
Jul 2025 · Floor 31-35
-2.3% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
+47.2% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+54.0% vs FV
MIDDLE ROAD
Jun 2025 · Floor 01-05
+17.8% vs FV
TAN QUEE LAN STREET
Jun 2025 · Floor 26-30
+34.1% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.