2 Indus Road 169586, Bukit Ho Swee, Central Region, Singapore
$1,600,000








Sell with tenancy until August 2026 Nestled in the prime location of EMERALD PARK, this 2-bedroom property presents an excellent investment opportunity with its current tenancy, making it a lucrative choice for savvy investors. Situated near reputable schools like Alexandra Primary School, River Valley Primary School, and Gan Eng Seng School, this property is perfect for families seeking quality education for their children. Additionally, its proximity to various MRT/LRT stations such as TE16 Havelock, EW17 Tiong Bahru, and TE15 Great World ensures convenient connectivity for residents. - Nearby Schools: - Alexandra Primary School (0.64KM) - River Valley Primary School (0.80KM) - Gan Eng Seng School (Secondary) (0.72KM) - Nearby MRT/LRT Stations: - TE16 Havelock (0.43KM) - EW17 Tiong Bahru (0.53KM) - TE15 Great World (0.59KM) Contact JOYCE CHUA at 8793XXXX today to seize this opportunity at EMERALD PARK!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
49
Average Price
S1.5M
Total Value
S72.2M
Calculating fair value from URA transaction data…
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Automated Valuation based on 30 URA transactions
Fair Value
S$1.62M
S$1,615 psf
Asking Price
S$1.60M
S$1,598 psf
vs Market
-1.0%
vs Last Done
-6.0%
Tenure
66 yrs
99-year Leasehold · Balance remaining
Confidence
High
30 comps
Nearest MRT
Tiong Bahru
516m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
30 comparable transactions
S$1,547
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.296
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,615
Recent Comparable Transactions
10 shown · 30 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | INDUS ROAD Floor 06-10 | 947sqft | S$1,610,000 | ▲S$1,700 +5.3% vs FV | 99 yrs lease commencing from 1991 |
Jul 2025 | INDUS ROAD Floor 06-10 | 947sqft | S$1,610,000 | ▲S$1,700 +5.3% vs FV | 99 yrs lease commencing from 1991 |
Jun 2025 | INDUS ROAD Floor 01-05 | 926sqft | S$1,448,888 | ▼S$1,565 -3.1% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | INDUS ROAD Floor 06-10 | 926sqft | S$1,530,000 | ▲S$1,653 +2.4% vs FV | 99 yrs lease commencing from 1991 |
May 2025 | INDUS ROAD Floor 11-15 | 1,410sqft | S$1,720,000 | ▼S$1,220 -24.5% vs FV | 99 yrs lease commencing from 1991 |
Apr 2025 | INDUS ROAD Floor 06-10 | 947sqft | S$1,570,000 | ▲S$1,657 +2.6% vs FV | 99 yrs lease commencing from 1991 |
Dec 2024 | INDUS ROAD Floor 11-15 | 926sqft | S$1,515,000 | ▲S$1,637 +1.4% vs FV | 99 yrs lease commencing from 1991 |
Dec 2024 | INDUS ROAD Floor 01-05 | 926sqft | S$1,480,000 | ▼S$1,599 -1.0% vs FV | 99 yrs lease commencing from 1991 |
Dec 2024 | INDUS ROAD Floor 11-15 | 1,173sqft | S$1,900,000 | ▲S$1,619 +0.2% vs FV | 99 yrs lease commencing from 1991 |
Nov 2024 | INDUS ROAD Floor 06-10 | 1,087sqft | S$1,800,000 | ▲S$1,656 +2.5% vs FV | 99 yrs lease commencing from 1991 |
Oct 2024 | INDUS ROAD Floor 06-10 | 947sqft | S$1,500,000 | ▼S$1,584 -1.9% vs FV | 99 yrs lease commencing from 1991 |
INDUS ROAD
Jul 2025 · Floor 06-10
+5.3% vs FV
INDUS ROAD
Jul 2025 · Floor 06-10
+5.3% vs FV
INDUS ROAD
Jun 2025 · Floor 01-05
-3.1% vs FV
INDUS ROAD
May 2025 · Floor 06-10
+2.4% vs FV
INDUS ROAD
May 2025 · Floor 11-15
-24.5% vs FV
INDUS ROAD
Apr 2025 · Floor 06-10
+2.6% vs FV
INDUS ROAD
Dec 2024 · Floor 11-15
+1.4% vs FV
INDUS ROAD
Dec 2024 · Floor 01-05
-1.0% vs FV
INDUS ROAD
Dec 2024 · Floor 11-15
+0.2% vs FV
INDUS ROAD
Nov 2024 · Floor 06-10
+2.5% vs FV
INDUS ROAD
Oct 2024 · Floor 06-10
-1.9% 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.