- This charming 2 bedroom, 2 bathroom condominium located at 11 Silat Avenue, Singapore, offers a cozy and modern living space spanning 689 sqft. - High Floor with unblock view - Comes fully furnished - Selling with Tenancy till August 2026 @ $4200/mth - Excellent choice for own stay or as an investment unit - Schools nearby: - Highlander Coffee Espresso Bar (1.276779, 103.83613) [0.6 km] - Little Footprints Preschool @ Bukit Purmei/Bukit Merah (1.2748135, 103.8272244) [1.2 km] - Supermarkets: - Giant Express - Jalan Membina (1.2827291, 103.8257931) [1.1 km] - FairPrice Kim Tian Rd (1.2847984, 103.8293522) [0.9 km] - Shopping malls: - The Blair House (1.2770421, 103.8365577) [0.6 km] - Enjoy the convenience of various amenities within close proximity, making daily errands a breeze. - The property is just a short distance away from public transportation, with easy access to nearby MRT stations for seamless connectivity.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
103
Average Price
S1.8M
Total Value
S185.8M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 958 URA transactions · 130 outliers removed (IQR)
Fair Value
S$1.47M
S$2,131 psf
Asking Price
S$1.60M
S$2,322 psf
vs Market
+8.9%
vs Last Done
+55.9%
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
958 comps
Nearest MRT
Tiong Bahru
1134m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
958 comparable transactions
S$2,226
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.912
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,131
Recent Comparable Transactions
10 shown · 958 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MOUNT FABER ROAD Floor 01-05 | 1,356sqft | S$2,020,000 | ▼S$1,489 -30.1% vs FV | 99 yrs lease commencing from 2002 |
Aug 2025 | MOUNT FABER ROAD Floor 01-05 | 1,356sqft | S$2,020,000 | ▼S$1,489 -30.1% vs FV | 99 yrs lease commencing from 2002 |
Aug 2025 | SILAT AVENUE Floor 01-05 | 732sqft | S$1,530,000 | ▼S$2,090 -1.9% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | SILAT AVENUE Floor 46-50 | 527sqft | S$1,275,000 | ▲S$2,417 +13.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | JALAN MEMBINA Floor 06-10 | 1,432sqft | S$2,580,000 | ▼S$1,802 -15.4% vs FV | 99 yrs lease commencing from 1992 |
Aug 2025 | JALAN MEMBINA Floor 01-05 | 947sqft | S$1,562,800 | ▼S$1,650 -22.6% vs FV | 99 yrs lease commencing from 1992 |
Aug 2025 | KIM TIAN ROAD Floor 11-15 | 1,109sqft | S$2,860,000 | ▲S$2,580 +21.1% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | SPOTTISWOODE PARK ROAD Floor 21-25 | 452sqft | S$1,030,000 | ▲S$2,278 +6.9% vs FV | Freehold |
Jul 2025 | MOUNT FABER ROAD Floor 01-05 | 1,163sqft | S$1,895,000 | ▼S$1,630 -23.5% vs FV | 99 yrs lease commencing from 2002 |
Jul 2025 | KIM TIAN ROAD Floor 11-15 | 1,421sqft | S$3,200,000 | ▲S$2,252 +5.7% vs FV | Freehold |
Jul 2025 | SPOTTISWOODE PARK ROAD Floor 16-20 | 797sqft | S$1,900,000 | ▲S$2,385 +11.9% vs FV | Freehold |
MOUNT FABER ROAD
Aug 2025 · Floor 01-05
-30.1% vs FV
MOUNT FABER ROAD
Aug 2025 · Floor 01-05
-30.1% vs FV
SILAT AVENUE
Aug 2025 · Floor 01-05
-1.9% vs FV
SILAT AVENUE
Aug 2025 · Floor 46-50
+13.4% vs FV
JALAN MEMBINA
Aug 2025 · Floor 06-10
-15.4% vs FV
JALAN MEMBINA
Aug 2025 · Floor 01-05
-22.6% vs FV
KIM TIAN ROAD
Aug 2025 · Floor 11-15
+21.1% vs FV
SPOTTISWOODE PARK ROAD
Jul 2025 · Floor 21-25
+6.9% vs FV
MOUNT FABER ROAD
Jul 2025 · Floor 01-05
-23.5% vs FV
KIM TIAN ROAD
Jul 2025 · Floor 11-15
+5.7% vs FV
SPOTTISWOODE PARK ROAD
Jul 2025 · Floor 16-20
+11.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 958 URA transactions (130 outliers removed), adjusted for: Tenure decay (8.8% discount); AI-detected value boosters: high ceiling, unblocked view, fully furnished (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.