6 Irwell Hill 239590, Leonie Hill, Central Region, Singapore
$5,800 /month
Irwell Hill Residences - 2-Bedroom Gem in Prime Location! Nestled in the prestigious Irwell Hill Residences, this ready-to-move-in 2-bedroom unit offers a perfect blend of convenience and comfort. With a plethora of top schools in close proximity, such as River Valley Primary School and MAGES Institute of Excellence, it's an ideal choice for families. Enjoy easy access to various MRT stations like TE15 Great World and NS23 Somerset, ensuring seamless connectivity for your daily commute. - Address: IRWELL HILL RESIDENCES - Type: Non-landed - Price: S$5,500 - Bedrm count: 2 bedrooms Schools Nearby: - River Valley Primary School - Alexandra Primary School - Ngee Ann Academy MRT/LRT Stations Nearby: - TE15 Great World - TE14 Orchard - NS22 Orchard Contact DARYL ANG at 9296XXXX today to secure a viewing and seize the opportunity to experience premier living at Irwell Hill Residences!
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Total Transactions
21
Average Price
S1.9M
Total Value
S39.5M
Calculating fair value from URA transaction data…


License: L3002382K
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Estimated sale value based on 559 URA transactions · 2 outliers removed (IQR)
Fair Value
S$1.84M
S$2,765 psf
Asking Price
S$5,800
S$9 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
98 yrs
99-year Leasehold · Balance remaining
Confidence
High
559 comps
Nearest MRT
Orchard
809m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
559 comparable transactions
S$2,767
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.970
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,765
Recent Comparable Transactions
10 shown · 559 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +9.4% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +9.4% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 01-05 | 861sqft | S$2,580,000 | ▲S$2,996 +8.4% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$1,940,000 | ▲S$2,907 +5.1% vs FV | 99 yrs lease commencing from 2020 |
Jul 2025 | IRWELL HILL Floor 06-10 | 495sqft | S$1,285,000 | ▼S$2,595 -6.1% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 36-40 | 2,228sqft | S$5,550,000 | ▼S$2,491 -9.9% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 21-25 | 678sqft | S$2,070,000 | ▲S$3,053 +10.4% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 36-40 | 2,605sqft | S$7,800,000 | ▲S$2,994 +8.3% vs FV | 99 yrs lease commencing from 2020 |
May 2025 | IRWELL HILL Floor 06-10 | 861sqft | S$2,640,000 | ▲S$3,066 +10.9% vs FV | 99 yrs lease commencing from 2020 |
May 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$2,050,000 | ▲S$3,072 +11.1% vs FV | 99 yrs lease commencing from 2020 |
Apr 2025 | IRWELL HILL Floor 06-10 | 667sqft | S$1,933,000 | ▲S$2,896 +4.7% vs FV | 99 yrs lease commencing from 2020 |
IRWELL HILL
Aug 2025 · Floor 26-30
+9.4% vs FV
IRWELL HILL
Aug 2025 · Floor 26-30
+9.4% vs FV
IRWELL HILL
Aug 2025 · Floor 01-05
+8.4% vs FV
IRWELL HILL
Aug 2025 · Floor 16-20
+5.1% vs FV
IRWELL HILL
Jul 2025 · Floor 06-10
-6.1% vs FV
IRWELL HILL
Jun 2025 · Floor 36-40
-9.9% vs FV
IRWELL HILL
Jun 2025 · Floor 21-25
+10.4% vs FV
IRWELL HILL
Jun 2025 · Floor 36-40
+8.3% vs FV
IRWELL HILL
May 2025 · Floor 06-10
+10.9% vs FV
IRWELL HILL
May 2025 · Floor 16-20
+11.1% vs FV
IRWELL HILL
Apr 2025 · Floor 06-10
+4.7% 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.