21 Jalan Novena Timor 308539, Balestier, Central Region, Singapore
$1,300,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
2
Average Price
S4.0M
Total Value
S8.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 416 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.38M
S$1,934 psf
Asking Price
S$1.30M
S$1,828 psf
vs Market
-5.5%
vs Last Done
-5.7%
Tenure
Freehold
No lease decay
Confidence
High
416 comps
Nearest MRT
Novena
326m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
416 comparable transactions
S$1,878
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,934
Recent Comparable Transactions
10 shown · 416 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,367sqft | S$2,650,000 | ▲S$1,939 +0.3% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,367sqft | S$2,650,000 | ▲S$1,939 +0.3% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,001sqft | S$1,660,000 | ▼S$1,658 -14.3% vs FV | Freehold |
Aug 2025 | JALAN RAJA UDANG Floor 16-20 | 678sqft | S$970,000 | ▼S$1,430 -26.1% vs FV | Freehold |
Aug 2025 | SINARAN DRIVE Floor 01-05 | 1,475sqft | S$3,258,000 | ▲S$2,209 +14.2% vs FV | 99 yrs lease commencing from 2006 |
Aug 2025 | SINARAN DRIVE Floor 16-20 | 936sqft | S$1,900,000 | ▲S$2,029 +4.9% vs FV | 99 yrs lease commencing from 2006 |
Jul 2025 | IRRAWADDY ROAD Floor 21-25 | 1,367sqft | S$2,730,000 | ▲S$1,997 +3.3% vs FV | Freehold |
Jul 2025 | BALESTIER ROAD Floor 01-05 | 1,981sqft | S$2,000,000 | ▼S$1,010 -47.8% vs FV | Freehold |
Jun 2025 | JALAN DATOH Floor 16-20 | 958sqft | S$1,620,000 | ▼S$1,691 -12.6% vs FV | Freehold |
Jun 2025 | SINARAN DRIVE Floor 31-35 | 1,442sqft | S$2,620,000 | ▼S$1,816 -6.1% vs FV | 99 yrs lease commencing from 2006 |
Jun 2025 | SINARAN DRIVE Floor 06-10 | 1,098sqft | S$2,488,000 | ▲S$2,266 +17.2% vs FV | 99 yrs lease commencing from 2006 |
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
+0.3% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
+0.3% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
-14.3% vs FV
JALAN RAJA UDANG
Aug 2025 · Floor 16-20
-26.1% vs FV
SINARAN DRIVE
Aug 2025 · Floor 01-05
+14.2% vs FV
SINARAN DRIVE
Aug 2025 · Floor 16-20
+4.9% vs FV
IRRAWADDY ROAD
Jul 2025 · Floor 21-25
+3.3% vs FV
BALESTIER ROAD
Jul 2025 · Floor 01-05
-47.8% vs FV
JALAN DATOH
Jun 2025 · Floor 16-20
-12.6% vs FV
SINARAN DRIVE
Jun 2025 · Floor 31-35
-6.1% vs FV
SINARAN DRIVE
Jun 2025 · Floor 06-10
+17.2% 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.