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Total Transactions
15
Average Price
S5.5M
Total Value
S82.3M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 575 URA transactions · 18 outliers removed (IQR)
Fair Value
S$4.63M
S$2,889 psf
Asking Price
S$3.80M
S$2,369 psf
vs Market
-18.0%
vs Last Done
-1.7%
Tenure
Freehold
No lease decay
Confidence
High
575 comps
Nearest MRT
Newton
787m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
575 comparable transactions
S$2,751
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,889
Recent Comparable Transactions
10 shown · 575 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SCOTTS ROAD Floor 16-20 | 2,034sqft | S$4,900,000 | ▼S$2,409 -16.6% vs FV | Freehold |
Aug 2025 | SCOTTS ROAD Floor 16-20 | 2,034sqft | S$4,900,000 | ▼S$2,409 -16.6% vs FV | Freehold |
Aug 2025 | BALMORAL ROAD Floor 01-05 | 1,249sqft | S$4,100,000 | ▲S$3,284 +13.7% vs FV | Freehold |
Jul 2025 | SCOTTS ROAD Floor 01-05 | 2,034sqft | S$4,620,000 | ▼S$2,271 -21.4% vs FV | Freehold |
Jul 2025 | SCOTTS ROAD Floor 06-10 | 2,034sqft | S$4,480,000 | ▼S$2,202 -23.8% vs FV | Freehold |
Jul 2025 | BALMORAL ROAD Floor 01-05 | 893sqft | S$2,420,000 | ▼S$2,709 -6.2% vs FV | Freehold |
Jul 2025 | EWE BOON ROAD Floor 11-15 | 2,788sqft | S$5,000,000 | ▼S$1,793 -37.9% vs FV | Freehold |
Jul 2025 | BALMORAL ROAD Floor 06-10 | 1,765sqft | S$4,400,000 | ▼S$2,492 -13.7% vs FV | Freehold |
Jul 2025 | DRAYCOTT PARK Floor 01-05 | 732sqft | S$1,850,000 | ▼S$2,527 -12.5% vs FV | Freehold |
Jun 2025 | DRAYCOTT PARK Floor 06-10 | 2,863sqft | S$5,800,000 | ▼S$2,026 -29.9% vs FV | 99 yrs lease commencing from 1997 |
Jun 2025 | BALMORAL ROAD Floor 01-05 | 2,174sqft | S$6,080,000 | ▼S$2,796 -3.2% vs FV | Freehold |
SCOTTS ROAD
Aug 2025 · Floor 16-20
-16.6% vs FV
SCOTTS ROAD
Aug 2025 · Floor 16-20
-16.6% vs FV
BALMORAL ROAD
Aug 2025 · Floor 01-05
+13.7% vs FV
SCOTTS ROAD
Jul 2025 · Floor 01-05
-21.4% vs FV
SCOTTS ROAD
Jul 2025 · Floor 06-10
-23.8% vs FV
BALMORAL ROAD
Jul 2025 · Floor 01-05
-6.2% vs FV
EWE BOON ROAD
Jul 2025 · Floor 11-15
-37.9% vs FV
BALMORAL ROAD
Jul 2025 · Floor 06-10
-13.7% vs FV
DRAYCOTT PARK
Jul 2025 · Floor 01-05
-12.5% vs FV
DRAYCOTT PARK
Jun 2025 · Floor 06-10
-29.9% vs FV
BALMORAL ROAD
Jun 2025 · Floor 01-05
-3.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 575 URA transactions (18 outliers removed), adjusted for: MRT Newton 787m away (+1%); AI-detected value boosters: freehold, greenery view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.