5a Lorong How Sun 536563, Upper Paya Lebar, North-east Region, Singapore
$1,439,000
NEW LISTING - 2 Bedroom Apartment at Bartley Residences for Sale - by Valerie Lee & Associates 2-Bedroom + 2 Bathrooms + Household Shelter + Enclosed Kitchen Property Size : 797sqft Beautifully renovated. Enclosed kitchen with glass wall maximising visual connectivity. Household shelter for extra storage space. Common room redesigned for expansive storage. Stone throw from Bartley MRT (CC12) - 126m Very conveniently located 1 MRT stops from Nex Mega Mall and Serangoon Interchange station for Circle Line and North-East Line 2 MRT stops to Stamford American School. 7 MRT stops to Central Business District (CBD). Schools within 1km : Paya Lebar Methodist Girls' School (Primary) 877m, Bartley Secondary School 347m, St. Gabriel's Secondary School 741m, Maris Stella High School (Primary & Secondary) 416m Full Condo Facilities including : Lap Pool, Aqua Pool Deck, SPA Pod, SPA Seat, Aqua Dining with Bar booth Kid's Pool Area, Reflective Pools, Hammock Pods, Clubhouse, Multi-Purpose Rooms, Game Room, Outdoor Lounge, Palm Plaza, Gymnasium, Children's Play Area, Rabbit Maze, Camping Lawn, Picnic Lawn, Tennis Court, Fitness Corner, Yoga Deck, BBQ Pavilions, Dining Pavilion, Reading Pavilion. DO NOT MISS! Contact Valerie Lee @9233 XXXX for an exclusive presentation. Thank you! Valerie Lee Branch Division Director ERA Realty Network Pte Ltd HOME OF THE ELITES - with outstanding track record in delivering success for our client's every property needs.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
210
Average Price
S1.4M
Total Value
S303.7M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 180 URA transactions
Fair Value
S$1.16M
S$1,458 psf
Asking Price
S$1.44M
S$1,806 psf
vs Market
+23.8%
vs Last Done
+17.7%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
180 comps
Nearest MRT
Bartley
212m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
180 comparable transactions
S$1,689
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.702
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,458
Recent Comparable Transactions
10 shown · 180 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | LORONG HOW SUN Floor 16-20 | 1,798sqft | S$2,760,000 | ▲S$1,535 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | LORONG HOW SUN Floor 16-20 | 1,798sqft | S$2,760,000 | ▲S$1,535 +5.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | LORONG HOW SUN Floor 01-05 | 1,098sqft | S$1,851,888 | ▲S$1,687 +15.7% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 01-05 | 904sqft | S$1,620,000 | ▲S$1,792 +22.9% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 06-10 | 904sqft | S$1,681,888 | ▲S$1,860 +27.6% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 16-20 | 872sqft | S$1,610,000 | ▲S$1,847 +26.7% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 11-15 | 1,163sqft | S$2,280,000 | ▲S$1,961 +34.5% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 01-05 | 797sqft | S$1,430,000 | ▲S$1,795 +23.1% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | LORONG HOW SUN Floor 06-10 | 797sqft | S$1,420,000 | ▲S$1,783 +22.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | LORONG HOW SUN Floor 11-15 | 797sqft | S$1,450,000 | ▲S$1,820 +24.8% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | LORONG HOW SUN Floor 06-10 | 463sqft | S$828,000 | ▲S$1,789 +22.7% vs FV | 99 yrs lease commencing from 2011 |
LORONG HOW SUN
Aug 2025 · Floor 16-20
+5.3% vs FV
LORONG HOW SUN
Aug 2025 · Floor 16-20
+5.3% vs FV
LORONG HOW SUN
Aug 2025 · Floor 01-05
+15.7% vs FV
LORONG HOW SUN
Jul 2025 · Floor 01-05
+22.9% vs FV
LORONG HOW SUN
Jul 2025 · Floor 06-10
+27.6% vs FV
LORONG HOW SUN
Jul 2025 · Floor 16-20
+26.7% vs FV
LORONG HOW SUN
Jul 2025 · Floor 11-15
+34.5% vs FV
LORONG HOW SUN
Jul 2025 · Floor 01-05
+23.1% vs FV
LORONG HOW SUN
Jul 2025 · Floor 06-10
+22.3% vs FV
LORONG HOW SUN
Jun 2025 · Floor 11-15
+24.8% vs FV
LORONG HOW SUN
Jun 2025 · Floor 06-10
+22.7% 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.