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The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
240
Average Price
S1.3M
Total Value
S307.0M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1128 URA transactions · 29 outliers removed (IQR)
Fair Value
S$465,465
S$492 psf
Asking Price
S$1.31M
S$1,383 psf
vs Market
+181.4%
vs Last Done
-22.1%
Tenure
69 yrs
99-year Leasehold · Balance remaining
Confidence
High
1128 comps
Nearest MRT
Bedok
1603m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1128 comparable transactions
S$1,452
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.339
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$492
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | ELLIOT ROAD | 2,831 | S$5,025,000 | S$1,775 | 01-05 | Freehold |
| 2025-08 | ELLIOT ROAD | 2,831 | S$5,025,000 | S$1,775 | 01-05 | Freehold |
| 2025-08 | UPPER EAST COAST ROAD | 1,528 | S$2,400,000 | S$1,570 | 01-05 | Freehold |
| 2025-08 | BAYSHORE ROAD | 1,227 | S$2,350,000 | S$1,915 | 11-15 | 99 yrs lease commencing from 1997 |
| 2025-08 | BAYSHORE ROAD | 1,238 | S$2,460,000 | S$1,987 | 21-25 | 99 yrs lease commencing from 1997 |
| 2025-08 | BAYSHORE ROAD | 1,475 | S$2,300,000 | S$1,560 | 01-05 | 99 yrs lease commencing from 1997 |
| 2025-08 | BAYSHORE ROAD | 936 | S$1,280,000 | S$1,367 | 06-10 | 99 yrs lease commencing from 1982 |
| 2025-08 | BAYSHORE ROAD | 1,076 | S$1,450,000 | S$1,347 | 06-10 | 99 yrs lease commencing from 1982 |
| 2025-08 | BAYSHORE ROAD | 1,292 | S$1,480,000 | S$1,146 | 06-10 | 99 yrs lease commencing from 1982 |
| 2025-08 | BEDOK SOUTH AVENUE 1 | 1,270 | S$1,670,000 | S$1,315 | 01-05 | 99 yrs lease commencing from 1996 |
| 2025-08 | BAYSHORE ROAD | 1,432 | S$2,150,000 | S$1,502 | 26-30 | 99 yrs lease commencing from 1993 |
Showing 10 most recent transactions from 1128 total comparables used in valuation.
HELIOS AI Analysis
Based on 1128 URA transactions (29 outliers removed), adjusted for: Tenure decay (66.1% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.