











FIRE SALES !! SELLING $100K BELOW BANK AND SRX VALUE !!! MUST VIEW !! UNIT NOT TO MISS !! UOB VALUATION $2,000,000 ( Documented ) SRX VALUATION $1,980,000 ( Documented ) Great Investment for Capital Returns. Motivated and Genuine sellers, reasonably priced to sell Spacious Layout of 1226 sq ft. Big Hall and Dining Area Huge Master Room with Storeroom and also Helper's Room Tenanted at $4800 till October 2026 Lowest asking at $1548 negotiable Very Rare and Unique Ground Level Unit with Big Patio. Only 04 to 06 such units. With Storeroom and Utility / Helper's Room Full Condo Facilities with Badminton Court Besides Queenstown Mrt Station ( Green Line ) 04 stops to CBD, Shenton area !! 5 mins walk to IKEA, Anchorpoint Mall and Dawson Mall Proximity to Media CIrcle / Buona Vista Business Park / Japanese Schools
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
113
Average Price
S1.8M
Total Value
S204.9M
Calculating fair value from URA transaction data…


License: L3010064F
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Automated Valuation based on 100 URA transactions
Fair Value
S$2.15M
S$1,750 psf
Asking Price
S$1.90M
S$1,548 psf
vs Market
-11.5%
vs Last Done
-16.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
100 comps
Nearest MRT
Queenstown
164m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
100 comparable transactions
S$1,630
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.435
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,750
Recent Comparable Transactions
10 shown · 100 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | STIRLING ROAD Floor 36-40 | 1,195sqft | S$2,200,888 | ▲S$1,842 +5.3% vs FV | 99 yrs lease commencing from 1998 |
Aug 2025 | STIRLING ROAD Floor 36-40 | 1,195sqft | S$2,200,888 | ▲S$1,842 +5.3% vs FV | 99 yrs lease commencing from 1998 |
Jul 2025 | STIRLING ROAD Floor 21-25 | 1,410sqft | S$2,738,800 | ▲S$1,942 +11.0% vs FV | 99 yrs lease commencing from 1998 |
Jul 2025 | STIRLING ROAD Floor 11-15 | 1,184sqft | S$2,020,000 | ▼S$1,706 -2.5% vs FV | 99 yrs lease commencing from 1998 |
Jul 2025 | STIRLING ROAD Floor 31-35 | 1,195sqft | S$2,300,000 | ▲S$1,925 +10.0% vs FV | 99 yrs lease commencing from 1998 |
Jun 2025 | STIRLING ROAD Floor 06-10 | 1,195sqft | S$2,158,888 | ▲S$1,807 +3.3% vs FV | 99 yrs lease commencing from 1998 |
Jun 2025 | STIRLING ROAD Floor 31-35 | 1,184sqft | S$2,090,000 | ▲S$1,765 +0.9% vs FV | 99 yrs lease commencing from 1998 |
Apr 2025 | STIRLING ROAD Floor 31-35 | 1,195sqft | S$2,190,000 | ▲S$1,833 +4.7% vs FV | 99 yrs lease commencing from 1998 |
Mar 2025 | STIRLING ROAD Floor 06-10 | 1,195sqft | S$1,968,000 | ▼S$1,647 -5.9% vs FV | 99 yrs lease commencing from 1998 |
Mar 2025 | STIRLING ROAD Floor 21-25 | 1,195sqft | S$2,250,000 | ▲S$1,883 +7.6% vs FV | 99 yrs lease commencing from 1998 |
Mar 2025 | STIRLING ROAD Floor 21-25 | 1,195sqft | S$2,050,000 | ▼S$1,716 -1.9% vs FV | 99 yrs lease commencing from 1998 |
STIRLING ROAD
Aug 2025 · Floor 36-40
+5.3% vs FV
STIRLING ROAD
Aug 2025 · Floor 36-40
+5.3% vs FV
STIRLING ROAD
Jul 2025 · Floor 21-25
+11.0% vs FV
STIRLING ROAD
Jul 2025 · Floor 11-15
-2.5% vs FV
STIRLING ROAD
Jul 2025 · Floor 31-35
+10.0% vs FV
STIRLING ROAD
Jun 2025 · Floor 06-10
+3.3% vs FV
STIRLING ROAD
Jun 2025 · Floor 31-35
+0.9% vs FV
STIRLING ROAD
Apr 2025 · Floor 31-35
+4.7% vs FV
STIRLING ROAD
Mar 2025 · Floor 06-10
-5.9% vs FV
STIRLING ROAD
Mar 2025 · Floor 21-25
+7.6% vs FV
STIRLING ROAD
Mar 2025 · Floor 21-25
-1.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.