Ohmyhome Exclusive Listing! - Selling with tenancy till March 2026 at $4,200 - Study area can convert to a bedroom, fit queen-sized bed - High floor, bright and windy - Spacious living room - Jack and jill bathroom - Functional and efficient layout - Maintenance fees estimate $1118 a quarter - Pocket views of Kallang river - Balcony face SE, main door NE - Excellent location to live, work and play - Near bugis, and can walk to Lavender MRT Amenities - Hawker centres nearby - Shops and eateries nearby For viewing appointment, please contact: Steven Ng @ 9727XXXX CEA: R059009Z/ Ohmyhome: L3010739Z Buy, sell, rent and renovate with Ohmyhome! Over 18,000 happy families have engaged Ohmyhome and gave 5-star reviews. Find out first hand why our agents are top in the market and let us be your all-in-one property solution for all your property needs. Contact us at Ohmyhome or via Whatsapp @ +65 9755 XXXX for the most comprehensive housing transaction journey! Ohmyhome, always by your side, always on your side! That was simple.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
142
Average Price
S1.6M
Total Value
S226.7M
Calculating fair value from URA transaction data…


License: L3010739Z
Automated Valuation based on 803 URA transactions · 31 outliers removed (IQR)
Fair Value
S$758,977
S$1,053 psf
Asking Price
S$1.42M
S$1,969 psf
vs Market
+87.1%
vs Last Done
-7.2%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
803 comps
Nearest MRT
Lavender
183m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
803 comparable transactions
S$1,862
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.528
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,053
Recent Comparable Transactions
10 shown · 803 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | BEACH ROAD Floor 11-15 | 700sqft | S$1,485,000 | ▲S$2,122 +101.5% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | BEACH ROAD Floor 11-15 | 700sqft | S$1,485,000 | ▲S$2,122 +101.5% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | BEACH ROAD Floor 16-20 | 689sqft | S$1,515,000 | ▲S$2,199 +108.8% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | BEACH ROAD Floor 06-10 | 700sqft | S$1,420,000 | ▲S$2,030 +92.8% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | BEACH ROAD Floor 21-25 | 1,119sqft | S$2,320,000 | ▲S$2,072 +96.8% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | NORTH BRIDGE ROAD Floor 31-35 | 614sqft | S$1,180,000 | ▲S$1,923 +82.6% vs FV | 99 yrs lease commencing from 2006 |
Aug 2025 | KITCHENER LINK Floor 01-05 | 1,216sqft | S$1,905,000 | ▲S$1,566 +48.7% vs FV | Freehold |
Aug 2025 | STURDEE ROAD Floor 21-25 | 1,259sqft | S$2,130,000 | ▲S$1,691 +60.6% vs FV | 99 yrs lease commencing from 1998 |
Aug 2025 | MARNE ROAD Floor 06-10 | 721sqft | S$1,300,000 | ▲S$1,803 +71.2% vs FV | Freehold |
Jul 2025 | BEACH ROAD Floor 16-20 | 807sqft | S$1,680,000 | ▲S$2,081 +97.6% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | JELLICOE ROAD Floor 21-25 | 592sqft | S$1,092,000 | ▲S$1,845 +75.2% vs FV | 99 yrs lease commencing from 2004 |
BEACH ROAD
Aug 2025 · Floor 11-15
+101.5% vs FV
BEACH ROAD
Aug 2025 · Floor 11-15
+101.5% vs FV
BEACH ROAD
Aug 2025 · Floor 16-20
+108.8% vs FV
BEACH ROAD
Aug 2025 · Floor 06-10
+92.8% vs FV
BEACH ROAD
Aug 2025 · Floor 21-25
+96.8% vs FV
NORTH BRIDGE ROAD
Aug 2025 · Floor 31-35
+82.6% vs FV
KITCHENER LINK
Aug 2025 · Floor 01-05
+48.7% vs FV
STURDEE ROAD
Aug 2025 · Floor 21-25
+60.6% vs FV
MARNE ROAD
Aug 2025 · Floor 06-10
+71.2% vs FV
BEACH ROAD
Jul 2025 · Floor 16-20
+97.6% vs FV
JELLICOE ROAD
Jul 2025 · Floor 21-25
+75.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 803 URA transactions (31 outliers removed), adjusted for: Tenure decay (47.2% discount); MRT Lavender 183m away (+3%); AI-detected value boosters: high floor, pocket views (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.