22 Cove Grove 098037, Sentosa, Central Region, Singapore
$5,000,000
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Total Transactions
3
Average Price
S21.3M
Total Value
S64.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 206 URA transactions · 1 outliers removed (IQR)
Fair Value
S$3.44M
S$1,474 psf
Asking Price
S$5.00M
S$2,140 psf
vs Market
+45.2%
vs Last Done
+44.1%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
206 comps
Nearest MRT
HarbourFront
3289m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
206 comparable transactions
S$2,029
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
0%
Adjusted Fair Value PSF
S$1,474
Recent Comparable Transactions
10 shown · 206 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | COVE DRIVE Floor 01-05 | 2,088sqft | S$3,100,000 | ▲S$1,485 +0.7% vs FV | 99 yrs lease commencing from 2007 |
Aug 2025 | COVE DRIVE Floor 01-05 | 2,088sqft | S$3,100,000 | ▲S$1,485 +0.7% vs FV | 99 yrs lease commencing from 2007 |
Aug 2025 | COVE WAY Floor 06-10 | 2,680sqft | S$4,700,000 | ▲S$1,754 +19.0% vs FV | 99 yrs lease commencing from 2007 |
Jul 2025 | COVE WAY Floor 01-05 | 2,508sqft | S$5,339,000 | ▲S$2,129 +44.4% vs FV | 99 yrs lease commencing from 2008 |
Jul 2025 | COVE WAY Floor 11-15 | 1,905sqft | S$4,396,000 | ▲S$2,307 +56.5% vs FV | 99 yrs lease commencing from 2008 |
Jul 2025 | COVE WAY Floor 06-10 | 2,508sqft | S$5,472,000 | ▲S$2,182 +48.0% vs FV | 99 yrs lease commencing from 2008 |
Jul 2025 | COVE WAY Floor 06-10 | 3,380sqft | S$6,929,000 | ▲S$2,050 +39.1% vs FV | 99 yrs lease commencing from 2007 |
Jun 2025 | COVE DRIVE Floor 01-05 | 2,497sqft | S$3,500,000 | ▼S$1,402 -4.9% vs FV | 99 yrs lease commencing from 2007 |
May 2025 | COVE DRIVE Floor 01-05 | 2,497sqft | S$3,051,000 | ▼S$1,222 -17.1% vs FV | 99 yrs lease commencing from 2007 |
May 2025 | COVE WAY Floor 01-05 | 2,530sqft | S$5,540,000 | ▲S$2,190 +48.6% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | COVE WAY Floor 01-05 | 2,174sqft | S$4,483,000 | ▲S$2,062 +39.9% vs FV | 99 yrs lease commencing from 2007 |
COVE DRIVE
Aug 2025 · Floor 01-05
+0.7% vs FV
COVE DRIVE
Aug 2025 · Floor 01-05
+0.7% vs FV
COVE WAY
Aug 2025 · Floor 06-10
+19.0% vs FV
COVE WAY
Jul 2025 · Floor 01-05
+44.4% vs FV
COVE WAY
Jul 2025 · Floor 11-15
+56.5% vs FV
COVE WAY
Jul 2025 · Floor 06-10
+48.0% vs FV
COVE WAY
Jul 2025 · Floor 06-10
+39.1% vs FV
COVE DRIVE
Jun 2025 · Floor 01-05
-4.9% vs FV
COVE DRIVE
May 2025 · Floor 01-05
-17.1% vs FV
COVE WAY
May 2025 · Floor 01-05
+48.6% vs FV
COVE WAY
May 2025 · Floor 01-05
+39.9% 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.