116 Rangoon Road 218394, Kampong Java, Central Region, Singapore
$1,745,000
Discover your dream home with this stunning apartment for sale, now available! This spacious 2 bedroom, 2 bathroom unit spans an impressive 775 sqft, located at 109, Rangoon Road, Singapore. Enjoy modern living with features like elegant cabinets, a sleek modern kitchen, and a refreshing water heater. Conveniently located just approx 3mins walk from Farrer Park MRT station (Exit B), commuting is a breeze. Families will appreciate the proximity to schools such as New Life Preschool @ McNair (0.9 km) and ACTFA School of Dance & Performing Arts (1.2 km). For your shopping needs, FairPrice City Square Mall is only 1.3 km away, and the vibrant City Square Mall is a mere 1.5 km from your doorstep, ensuring you have everything you need within reach. Take advantage of this prime opportunity to own a beautiful apartment in a thriving neighborhood. Don’t miss out on making this apartment your new home today! Call me now to view your Dream House (Actual Unit).
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: L3008899K
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Automated Valuation based on 408 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.25M
S$1,613 psf
Asking Price
S$1.75M
S$2,252 psf
vs Market
+39.6%
vs Last Done
+68.8%
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
0%
Adjusted Fair Value PSF
S$1,613
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 -17.3% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -17.3% vs FV | Freehold |
Aug 2025 | OXFORD ROAD Floor 01-05 | 1,356sqft | S$1,650,000 | ▼S$1,217 -24.6% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | SING AVENUE Floor 01-05 | 1,389sqft | S$1,888,888 | ▼S$1,360 -15.7% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 11-15 | 1,119sqft | S$1,850,000 | ▲S$1,653 +2.5% vs FV | Freehold |
Aug 2025 | MARNE ROAD Floor 06-10 | 721sqft | S$1,300,000 | ▲S$1,803 +11.8% vs FV | Freehold |
Aug 2025 | RACE COURSE ROAD Floor 01-05 | 420sqft | S$742,000 | ▲S$1,768 +9.6% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 16-20 | 1,119sqft | S$1,740,000 | ▼S$1,554 -3.7% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 21-25 | 1,076sqft | S$1,808,000 | ▲S$1,680 +4.2% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▲S$1,675 +3.8% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▲S$1,675 +3.8% vs FV | Freehold |
MERGUI ROAD
Aug 2025 · Floor 01-05
-17.3% vs FV
MERGUI ROAD
Aug 2025 · Floor 01-05
-17.3% vs FV
OXFORD ROAD
Aug 2025 · Floor 01-05
-24.6% vs FV
SING AVENUE
Aug 2025 · Floor 01-05
-15.7% vs FV
MERGUI ROAD
Aug 2025 · Floor 11-15
+2.5% vs FV
MARNE ROAD
Aug 2025 · Floor 06-10
+11.8% vs FV
RACE COURSE ROAD
Aug 2025 · Floor 01-05
+9.6% vs FV
MERGUI ROAD
Jul 2025 · Floor 16-20
-3.7% vs FV
MERGUI ROAD
Jul 2025 · Floor 21-25
+4.2% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
+3.8% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
+3.8% 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.