6 Irwell Hill 239590, Leonie Hill, Central Region, Singapore
$5,300 /month
MBS + Orchard Skyline View | Brand New & Move-In Ready Welcome to resort-style living in the heart of River Valley! Welcome personalised condo tour! - Just steps to Great World MRT and Mall, amenities, eateries - Lots of natural light and breezy air with nature view - Premium built-in appliances – Bosch, Miele, Geberit - Residential concierge + pool towel service - Pet-friendly with a spacious lawn for morning walks - Level 24 co-working space, BBQ Gourmet Dining & Rooftop Lounges - Curtains and lights installed, open to full furnishing Too many layouts to choose from? Unsure about space, view, furnishing, budget or nearby amenities? No worries. Come by for a no-pressure chat - grab a coffee, tour the grounds, chill at the rooftop or coworking lounge, and feel the evening vibe. Let’s explore what suits you best! If you're new to the neighbourhood or relocating, I’m happy to guide you through the process too — from logistics to lifestyle! SCHOOLS, HIGHER EDUCATION & INSTITUTION: - River Valley Primary School (0.65KM) - Alexandra Primary School (0.99KM) - MAGES Institute of Excellence (0.66KM) - Ngee Ann Academy (0.70KM) - SAA Global Education Centre (0.77KM) - Canadian Education College (0.98KM) - Sea Coding Academy (0.98KM) MRT STATION - TE15 Great World (5mins) - TE14 Orchard (8mins) - NS22 Orchard (8mins) - NS23 Somerset (10mins) LANDMARK, SHOPPING MALL AND RETAIL: - Great World Mall & New Bahru - Tanglin Mall & Tanglin Place - Orchard & Somerset Shopping Belt FULL CONDO ONE-OF-A-KIND FACILITIES: - Mid-Level Co-working Outdoor Space with WIFI & Charging Points - Sky Lounge Roof Terrace with Hammock and Fitness Corner - Tennis Court, Iconic Lap Pools, Pets-Social-Reading Lawn, Fully-Equipped Gym - Bali-style Private Jacuzzi and Spa Lounge - Expansive Rainforest Tree Lawn with Lounge Corner - Premium furnishing Clubhouse Contact PEARLYN SIN at 8***** now to experience a personalise viewing!
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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$1.85M
S$2,819 psf
Asking Price
S$5,300
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
+4%
Adjusted Fair Value PSF
S$2,819
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 +7.3% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +7.3% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 01-05 | 861sqft | S$2,580,000 | ▲S$2,996 +6.3% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$1,940,000 | ▲S$2,907 +3.1% vs FV | 99 yrs lease commencing from 2020 |
Jul 2025 | IRWELL HILL Floor 06-10 | 495sqft | S$1,285,000 | ▼S$2,595 -7.9% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 36-40 | 2,228sqft | S$5,550,000 | ▼S$2,491 -11.6% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 21-25 | 678sqft | S$2,070,000 | ▲S$3,053 +8.3% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 36-40 | 2,605sqft | S$7,800,000 | ▲S$2,994 +6.2% vs FV | 99 yrs lease commencing from 2020 |
May 2025 | IRWELL HILL Floor 06-10 | 861sqft | S$2,640,000 | ▲S$3,066 +8.8% vs FV | 99 yrs lease commencing from 2020 |
May 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$2,050,000 | ▲S$3,072 +9.0% vs FV | 99 yrs lease commencing from 2020 |
Apr 2025 | IRWELL HILL Floor 06-10 | 667sqft | S$1,933,000 | ▲S$2,896 +2.7% vs FV | 99 yrs lease commencing from 2020 |
IRWELL HILL
Aug 2025 · Floor 26-30
+7.3% vs FV
IRWELL HILL
Aug 2025 · Floor 26-30
+7.3% vs FV
IRWELL HILL
Aug 2025 · Floor 01-05
+6.3% vs FV
IRWELL HILL
Aug 2025 · Floor 16-20
+3.1% vs FV
IRWELL HILL
Jul 2025 · Floor 06-10
-7.9% vs FV
IRWELL HILL
Jun 2025 · Floor 36-40
-11.6% vs FV
IRWELL HILL
Jun 2025 · Floor 21-25
+8.3% vs FV
IRWELL HILL
Jun 2025 · Floor 36-40
+6.2% vs FV
IRWELL HILL
May 2025 · Floor 06-10
+8.8% vs FV
IRWELL HILL
May 2025 · Floor 16-20
+9.0% vs FV
IRWELL HILL
Apr 2025 · Floor 06-10
+2.7% 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.