New listing ! DUO RESIDENCES* for Sale. 3 bedroom+ 3 baths, spacious size 1722 sqft. Corner unit. Spacious living area and rooms, wet and dry kitchen, built in wine fridge, dishwasher, premium Miele appliances. The balcony faces East, no West sun. Open unobstructed million dollar view. Unique unit: the HIGHEST floor in the building, most desired 3 bedrooms stack with best layout and views. Prime location: 2 MRT lines, Bugis, Park View Square, prime offices, Andaz hotel, Kampong Glam, Raffles Hospital, Suntec, Gateway, shops. Currently Tenanted to expat at $10,000 per month until Sept 2026. For sale $4.28m Monthly Maintenance fee $367, very affordable price.
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
Total Transactions
88
Average Price
S2.0M
Total Value
S173.3M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 933 URA transactions · 51 outliers removed (IQR)
Fair Value
S$3.98M
S$2,309 psf
Asking Price
S$4.28M
S$2,485 psf
vs Market
+7.6%
vs Last Done
+2.2%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
933 comps
Nearest MRT
Bugis
266m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
933 comparable transactions
S$2,688
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.751
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,309
Recent Comparable Transactions
10 shown · 933 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▲S$2,431 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▲S$2,431 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | BEACH ROAD Floor 21-25 | 1,119sqft | S$2,320,000 | ▼S$2,072 -10.3% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | FRASER STREET Floor 06-10 | 721sqft | S$1,510,000 | ▼S$2,094 -9.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | FRASER STREET Floor 31-35 | 1,001sqft | S$2,200,000 | ▼S$2,198 -4.8% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | FRASER STREET Floor 06-10 | 420sqft | S$970,000 | ▲S$2,311 +0.1% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | MIDDLE ROAD Floor 11-15 | 635sqft | S$1,580,000 | ▲S$2,488 +7.8% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | FRASER STREET Floor 31-35 | 1,528sqft | S$3,450,000 | ▼S$2,257 -2.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,500,000 | ▲S$3,399 +47.2% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 21-25 | 753sqft | S$2,680,000 | ▲S$3,557 +54.0% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | MIDDLE ROAD Floor 01-05 | 753sqft | S$2,050,000 | ▲S$2,721 +17.8% vs FV | 99 yrs lease commencing from 2019 |
MIDDLE ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
MIDDLE ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
BEACH ROAD
Aug 2025 · Floor 21-25
-10.3% vs FV
FRASER STREET
Aug 2025 · Floor 06-10
-9.3% vs FV
FRASER STREET
Aug 2025 · Floor 31-35
-4.8% vs FV
FRASER STREET
Aug 2025 · Floor 06-10
+0.1% vs FV
MIDDLE ROAD
Jul 2025 · Floor 11-15
+7.8% vs FV
FRASER STREET
Jul 2025 · Floor 31-35
-2.3% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
+47.2% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+54.0% vs FV
MIDDLE ROAD
Jun 2025 · Floor 01-05
+17.8% 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.