116 Rangoon Road 218394, Kampong Java, Central Region, Singapore
$1,541,000
Undervalued unit, unbelievablely priced for 2025! VIEW ACTUAL UNITS! 2 Bedroom and 4 Bedroom Penthouse Units available Unique Selling Points: - Brand New project 4mins walk to Farrer Park MRT - Low Maintenance Fees, $230 for 2BR and ~$300 for 4BR - Cheap $2,200psf for Freehold BRAND NEW 2BR + Study from *$2,227PSF 4BR PH Duplex from *$1,611PSF Project Information: - 14 Residential Units with 3 Commercial Shops Below - 1km to SJI Junior, Farrer Park Primary School and Hong Wen Primary School - Tastefully designed by ADDP Architect - Efficient layouts with good sized units - Walk to City Square Mall, Connexion and Farrer Park Hospital - Actual Units Available to View! Contact Eugene to find out more today!
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…


License: L3002382K
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Automated Valuation based on 408 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.17M
S$1,693 psf
Asking Price
S$1.54M
S$2,237 psf
vs Market
+32.1%
vs Last Done
+67.7%
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
+5%
Adjusted Fair Value PSF
S$1,693
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 -21.2% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -21.2% vs FV | Freehold |
Aug 2025 | OXFORD ROAD Floor 01-05 | 1,356sqft | S$1,650,000 | ▼S$1,217 -28.1% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | SING AVENUE Floor 01-05 | 1,389sqft | S$1,888,888 | ▼S$1,360 -19.7% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 11-15 | 1,119sqft | S$1,850,000 | ▼S$1,653 -2.4% vs FV | Freehold |
Aug 2025 | MARNE ROAD Floor 06-10 | 721sqft | S$1,300,000 | ▲S$1,803 +6.5% vs FV | Freehold |
Aug 2025 | RACE COURSE ROAD Floor 01-05 | 420sqft | S$742,000 | ▲S$1,768 +4.4% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 16-20 | 1,119sqft | S$1,740,000 | ▼S$1,554 -8.2% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 21-25 | 1,076sqft | S$1,808,000 | ▼S$1,680 -0.8% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▼S$1,675 -1.1% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▼S$1,675 -1.1% vs FV | Freehold |
MERGUI ROAD
Aug 2025 · Floor 01-05
-21.2% vs FV
MERGUI ROAD
Aug 2025 · Floor 01-05
-21.2% vs FV
OXFORD ROAD
Aug 2025 · Floor 01-05
-28.1% vs FV
SING AVENUE
Aug 2025 · Floor 01-05
-19.7% vs FV
MERGUI ROAD
Aug 2025 · Floor 11-15
-2.4% vs FV
MARNE ROAD
Aug 2025 · Floor 06-10
+6.5% vs FV
RACE COURSE ROAD
Aug 2025 · Floor 01-05
+4.4% vs FV
MERGUI ROAD
Jul 2025 · Floor 16-20
-8.2% vs FV
MERGUI ROAD
Jul 2025 · Floor 21-25
-0.8% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
-1.1% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
-1.1% 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.