116 Rangoon Road 218394, Kampong Java, Central Region, Singapore
$1,565,000






Discover an exceptional opportunity to own a prime freehold apartment at The Ranz, strategically located at 109 Rangoon Road in District 08. Priced attractively at SGD 1,565,000, this 2-bedroom, 2-bathroom unit offers a luxurious living space ideal for first-time buyers and young professionals seeking a sophisticated urban lifestyle. This property presents a rare undervalued investment in a sought-after area, combining the benefits of freehold tenure with modern city accessibility. Whether you are looking to establish your first home or expand your property portfolio, this listing provides excellent value in a competitive market. Don’t miss out on this remarkable chance to secure a premium residence at an appealing price point. Contact us now to arrange a viewing and explore the potential of owning this distinguished apartment in the heart of Singapore’s vibrant District 08.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
8
Average Price
S733K
Total Value
S5.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 408 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.13M
S$1,645 psf
Asking Price
S$1.56M
S$2,271 psf
vs Market
+38.1%
vs Last Done
+70.2%
Tenure
Freehold
No lease decay
Confidence
High
408 comps
Nearest MRT
Farrer Park
290m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
408 comparable transactions
S$1,566
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,645
Recent Comparable Transactions
10 shown · 408 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -18.9% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -18.9% vs FV | Freehold |
Aug 2025 | OXFORD ROAD Floor 01-05 | 1,356sqft | S$1,650,000 | ▼S$1,217 -26.0% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | SING AVENUE Floor 01-05 | 1,389sqft | S$1,888,888 | ▼S$1,360 -17.3% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 11-15 | 1,119sqft | S$1,850,000 | ▲S$1,653 +0.5% vs FV | Freehold |
Aug 2025 | MARNE ROAD Floor 06-10 | 721sqft | S$1,300,000 | ▲S$1,803 +9.6% vs FV | Freehold |
Aug 2025 | RACE COURSE ROAD Floor 01-05 | 420sqft | S$742,000 | ▲S$1,768 +7.5% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 16-20 | 1,119sqft | S$1,740,000 | ▼S$1,554 -5.5% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 21-25 | 1,076sqft | S$1,808,000 | ▲S$1,680 +2.1% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▲S$1,675 +1.8% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▲S$1,675 +1.8% vs FV | Freehold |
MERGUI ROAD
Aug 2025 · Floor 01-05
-18.9% vs FV
MERGUI ROAD
Aug 2025 · Floor 01-05
-18.9% vs FV
OXFORD ROAD
Aug 2025 · Floor 01-05
-26.0% vs FV
SING AVENUE
Aug 2025 · Floor 01-05
-17.3% vs FV
MERGUI ROAD
Aug 2025 · Floor 11-15
+0.5% vs FV
MARNE ROAD
Aug 2025 · Floor 06-10
+9.6% vs FV
RACE COURSE ROAD
Aug 2025 · Floor 01-05
+7.5% vs FV
MERGUI ROAD
Jul 2025 · Floor 16-20
-5.5% vs FV
MERGUI ROAD
Jul 2025 · Floor 21-25
+2.1% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
+1.8% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
+1.8% 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.