Welcome to contact me for more info Thanks & Best Regards, Shawn Lai 9191-0991 CEA: R 009815 B Senior Group District Director SLD - Shawn Lai Division PROPNEX PLATINUM ACHIEVER In May 2023 PROPNEX PLATINUM ACHIEVER In JUN 2022 PROPNEX PLATINUM ACHIEVER In APR 2022 PROPNEX No.5 Group District Director in Yr 2021 PROPNEX No.147 Producer in Yr 2021 PROPNEX (15-Years) Ambassador PROPNEX Top 5 Group District Director in NOV 2021 PROPNEX PLATINUM ACHIEVER In OCT 2021 PROPNEX PLATINUM ACHIEVER In SEP 2021 PROPNEX No.2 Group District Director In SEP 2021 PROPNEX PLATINUM ACHIEVER In JULY 2021 PROPNEX PLATINUM ACHIEVER In MAY 2021 PROPNEX TOP 5 Group District Director in APR 2021 PROPNEX TOP 250 Producer for Year 2020 PROPNEX TOP 150 Producer for Year 2019 PROPNEX No. 4 Group Division Director 2018 PROPNEX Top 150 Producer for Year 2018 PROPNEX No.39 Producer for Year 2017 PROPNEX Top 10 Group Division Director 2016 PROPNEX Top Private Transactor NOV 2016 PROPNEX No.4 Group Division Director 3rd Q 2016 PROPNEX No.28 Producer for 3rd Quarter 2016 PROPNEX Top 5 Private Transactor for SEP 2016 PROPNEX No.9 Producer for AUG 2016 PROPNEX Top 4 Private Transactor for APR 2016 PROPNEX No.2 Top Recruiter for FEB 2016 PROPNEX No.12 Producer for Year 2015 PROPNEX No.7 Producer for DEC 2015 PROPNEX Top Private Transactor For SEP 2015 PROPNEX No.14 Producer for 3rd Quarter 2015 PROPNEX No.10 Producer for 2nd Quarter 2015 PROPNEX No.3 Producer for MAY 2015 PROPNEX No.57 Producer for 1st Quarter 2015 PROPNEX No.1 Private Transactor for FEB 2015 PROPNEX No.5 Producer for Year 2014 PROPNEX No.9 Branch Director for Year 2014 PROPNEX No.7 Producer 2nd Quarter 2014 PROPNEX Champion Producer 1st Q 2014 PROPNEX No. 2 Producer for Year 2013 PROPNEX No. 3 Producer for Year 2012 PROPNEX (5-Year) Ambassador Star Performer PROPNEX No. 11 Producer for Year 2011 PROPNEX No. 6 Producer for Year 2010 PROPNEX No. 2 Producer for Year 2009 PROPNEX Top 15 Producer for Year 2010
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
Total Transactions
23
Average Price
S1.6M
Total Value
S36.0M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 132 URA transactions
Fair Value
S$1.69M
S$2,669 psf
Asking Price
S$1.90M
S$2,992 psf
vs Market
+12.1%
vs Last Done
+23.1%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
132 comps
Nearest MRT
Bugis
368m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
132 comparable transactions
S$2,755
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.941
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,669
Recent Comparable Transactions
10 shown · 132 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▼S$2,431 -8.9% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▼S$2,431 -8.9% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | MIDDLE ROAD Floor 11-15 | 635sqft | S$1,580,000 | ▼S$2,488 -6.8% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | MIDDLE ROAD Floor 01-05 | 753sqft | S$2,050,000 | ▲S$2,721 +1.9% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MIDDLE ROAD Floor 01-05 | 409sqft | S$1,080,000 | ▼S$2,640 -1.1% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MIDDLE ROAD Floor 11-15 | 764sqft | S$2,088,000 | ▲S$2,732 +2.4% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MIDDLE ROAD Floor 11-15 | 743sqft | S$2,000,000 | ▲S$2,693 +0.9% vs FV | 99 yrs lease commencing from 2019 |
Apr 2025 | MIDDLE ROAD Floor 01-05 | 452sqft | S$1,130,000 | ▼S$2,500 -6.3% vs FV | 99 yrs lease commencing from 2019 |
Apr 2025 | MIDDLE ROAD Floor 01-05 | 527sqft | S$1,250,000 | ▼S$2,370 -11.2% vs FV | 99 yrs lease commencing from 2019 |
Feb 2025 | MIDDLE ROAD Floor 01-05 | 495sqft | S$1,200,000 | ▼S$2,424 -9.2% vs FV | 99 yrs lease commencing from 2019 |
Feb 2025 | MIDDLE ROAD Floor 01-05 | 452sqft | S$1,250,000 | ▲S$2,765 +3.6% vs FV | 99 yrs lease commencing from 2019 |
MIDDLE ROAD
Aug 2025 · Floor 01-05
-8.9% vs FV
MIDDLE ROAD
Aug 2025 · Floor 01-05
-8.9% vs FV
MIDDLE ROAD
Jul 2025 · Floor 11-15
-6.8% vs FV
MIDDLE ROAD
Jun 2025 · Floor 01-05
+1.9% vs FV
MIDDLE ROAD
May 2025 · Floor 01-05
-1.1% vs FV
MIDDLE ROAD
May 2025 · Floor 11-15
+2.4% vs FV
MIDDLE ROAD
May 2025 · Floor 11-15
+0.9% vs FV
MIDDLE ROAD
Apr 2025 · Floor 01-05
-6.3% vs FV
MIDDLE ROAD
Apr 2025 · Floor 01-05
-11.2% vs FV
MIDDLE ROAD
Feb 2025 · Floor 01-05
-9.2% vs FV
MIDDLE ROAD
Feb 2025 · Floor 01-05
+3.6% 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.