
Dumbbell layout 2 bedroom 1 bathroom with 4 views! Pool, Sea, City and Greenery view Key features ✓ Brand new condition ✓ No afternoon sun ✓ Excellent location Contact Jubs @ 658939XXXX for an exclusive viewing today! Nearby amenities ⭑ Nearby MRTs • Bugis (214 m) - 3 mins walk • 4 MRTs within 1 km ⭑ Nearby Bus stops • Bugis Stn Exit D (49 m) - 1 mins walk • Near 7th Storey Hotel (54 m) - 1 mins walk • Opposite Shaw Towers (155 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Cold Storage - Bugis Junction (192 m) - 3 mins walk • W & W Grains Arco (197 m) - 3 mins walk • CS Fresh @ Bugis Junction (199 m) - 3 mins walk • 7 more walking distance grocery stores within 500 m ⭑ Nearby Schools • Little Neuro Tree (84 m) - 2 mins walk • First Learning & Training Centre Pte Ltd (118 m) - 2 mins walk • True Eyes Beauty & Academy (157 m) - 3 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Square (411 m) - 6 mins walk • The Lawn (Raffles Hotel) (446 m) - 7 mins walk • Axmed (462 m) - 7 mins walk • 6 more parks within 1 km
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
13
Average Price
S2.4M
Total Value
S30.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1284 URA transactions · 7 outliers removed (IQR)
Fair Value
S$1.65M
S$2,599 psf
Asking Price
S$2.05M
S$3,228 psf
vs Market
+24.2%
Confidence
High
1284 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1284 comparable transactions
S$2,476
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,599
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | BEACH ROAD | 700 | S$1,485,000 | S$2,122 |
| 2025-08 | BEACH ROAD | 689 | S$1,515,000 | S$2,199 |
| 2025-08 | BEACH ROAD | 700 | S$1,420,000 | S$2,030 |
| 2025-08 | MIDDLE ROAD | 463 | S$1,125,000 | S$2,431 |
| 2025-08 | BEACH ROAD | 1,119 | S$2,320,000 | S$2,072 |
Showing 5 most recent transactions from 1284 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.