What contrasts this from the other 2-bedroom units? Most other 2-bedrooms are 570sqft, this is 592sqft and located on level 12 (highest level is 13) having northern views from the balcony. Both rooms fit a queen-size bed (if needed). Sharing one bathroom, equipped with Japanese-style WC/bidet. Rooms, balcony and living areas will have ceiling fans installed. Curtains and blinds will be provided for rooms and living areas. Rent out to a single Japanese expat, partially furnished with a built-in fridge, 2-in-1 washer dryer, oven, electric stove and hood. All rooms come with Air-con units, wardrobes, and plenty of functional storage compartments. The balcony is spacious (squarish) and usable as a dining area or outdoor space. Condo is right above the shopping mall and MRT, near schools and up-coming landscape parks all around. Japanese-style/inspired full-condo facilities. Video to the unit available on request. Contact Hans 9786XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
97
Average Price
S1.8M
Total Value
S170.2M
Automated Valuation based on 1944 URA transactions · 5 outliers removed (IQR)
Fair Value
S$1.09M
S$1,848 psf
Asking Price
S$1.40M
S$2,365 psf
vs Market
+28.0%
Confidence
High
1944 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1944 comparable transactions
S$1,848
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,848
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | PHENG GECK AVENUE | 474 | S$830,000 | S$1,752 |
| 2025-08 | PHENG GECK AVENUE | 850 | S$1,510,000 | S$1,776 |
| 2025-08 | MEYAPPA CHETTIAR ROAD | 840 | S$1,860,000 | S$2,215 |
| 2025-08 | WOODLEIGH LANE | 463 | S$1,035,000 | S$2,236 |
| 2025-08 | WOODLEIGH LANE | 1,346 | S$2,770,000 | S$2,059 |
Showing 5 most recent transactions from 1944 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.


License: L3008022J