BEST BUY IN THE WEST 2 Bedroom | Smart Entry | Low Risk, High Clarity Looking for a safe 2-bedroom buy without overpaying? This is one of the best-valued entries in the West — ideal for both own-stay and prudent investors. WHY THIS UNIT STANDS OUT Most buyers lose money chasing hype and latest launches. This home is for buyers who want to buy low, buy right, and buy with confidence. The Home: • Efficient 2-bedroom layout — no wasted space • Bright living & dining area with good airflow • Functional kitchen with practical storage • Comfortable bedrooms that fit queen beds • Quiet facing — peaceful, liveable, tenant-friendly • Move-in ready condition = Buy Safe: • Established location in the West — not speculative • Surrounded by real HDB upgrader demand • Near amenities, transport links & daily conveniences • Attractive quantum compared to newer launches • Strong rental appeal with limited competing supply Who this is perfect for: First-time buyers entering private property HDB upgraders wanting low stress, safe move Investors who value numbers, not noise Key Insight: You don’t make money when you sell. You make money when you buy right. This is a numbers-driven, defensive 2-bedroom buy limited units like this at this price point.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1013 URA transactions · 19 outliers removed (IQR)
Fair Value
S$1.02M
S$1,458 psf
Asking Price
S$1.28M
S$1,829 psf
vs Market
+25.4%
vs Last Done
+19.2%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
1013 comps
Nearest MRT
Bukit Gombak
1746m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1013 comparable transactions
S$1,614
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,458
Recent Comparable Transactions
10 shown · 1013 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | DAIRY FARM ROAD Floor 01-05 | 1,518sqft | S$2,330,000 | ▲S$1,535 +5.3% vs FV | Freehold |
Aug 2025 | DAIRY FARM ROAD Floor 01-05 | 1,518sqft | S$2,330,000 | ▲S$1,535 +5.3% vs FV | Freehold |
Aug 2025 | HILLVIEW AVENUE Floor 06-10 | 958sqft | S$1,830,000 | ▲S$1,910 +31.0% vs FV | Freehold |
Aug 2025 | HILLVIEW RISE Floor 06-10 | 893sqft | S$1,687,000 | ▲S$1,888 +29.5% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HILLVIEW RISE Floor 11-15 | 484sqft | S$870,000 | ▲S$1,796 +23.2% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HILLVIEW RISE Floor 16-20 | 635sqft | S$1,245,000 | ▲S$1,960 +34.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HILLVIEW RISE Floor 06-10 | 990sqft | S$1,880,000 | ▲S$1,898 +30.2% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HILLVIEW RISE Floor 06-10 | 700sqft | S$1,370,000 | ▲S$1,958 +34.3% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HILLVIEW RISE Floor 11-15 | 786sqft | S$1,588,000 | ▲S$2,021 +38.6% vs FV | 99 yrs lease commencing from 2018 |
Aug 2025 | HILLVIEW RISE Floor 16-20 | 592sqft | S$865,000 | ▲S$1,461 +0.2% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | HUME AVENUE Floor 06-10 | 1,259sqft | S$2,400,000 | ▲S$1,906 +30.7% vs FV | Freehold |
DAIRY FARM ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
DAIRY FARM ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
HILLVIEW AVENUE
Aug 2025 · Floor 06-10
+31.0% vs FV
HILLVIEW RISE
Aug 2025 · Floor 06-10
+29.5% vs FV
HILLVIEW RISE
Aug 2025 · Floor 11-15
+23.2% vs FV
HILLVIEW RISE
Aug 2025 · Floor 16-20
+34.4% vs FV
HILLVIEW RISE
Aug 2025 · Floor 06-10
+30.2% vs FV
HILLVIEW RISE
Aug 2025 · Floor 06-10
+34.3% vs FV
HILLVIEW RISE
Aug 2025 · Floor 11-15
+38.6% vs FV
HILLVIEW RISE
Aug 2025 · Floor 16-20
+0.2% vs FV
HUME AVENUE
Jul 2025 · Floor 06-10
+30.7% 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.