3 Khiang Guan Avenue 308381, Moulmein, Central Region, Singapore
$6,800 /month
Novena (District 11) | Lincoln Suites | 3Bed 2Bath High floor unit * Features * -Bright & Breezy high floor unit - 3 Bedrooms - 2 Bathrooms - Well Renovated -Partially furnished -Efficient layout that is ideal for families -Balcony is fitted with ziptrack *Condo facilities* - Take a dip in the swimming pool - Unwind in the Jacuzzi - Stay fit at the gymnasium with a view -Enjoy a game of basketball at the basketball court * Mall, Amenities, Recreation * -Directly opposite United Square, Velocity, Square 2, Novena Square with restaurants, cafes, shops, banks, ATM -Cold Storage Supermarket (2 mins walk), NTUC Supermarket (10 mins walk) -Minutes walk to world class facilities at Mount Elizabeth Novena hospital and medical suites at Novena * Education * -1km to ACS Primary, ACS Junior, SJI Junior, Farrer Park Primary -1-2km to Singapore Chinese Girls Primary, Hong Wen School, St Margaret's Primary, CHIJ Primary (Toa Payoh) * Accessibility * -Minutes walk from Novena MRT -Many buses at nearby bus stop to Orchard and city centre. Please Contact CHLOE TEO at 9190XXXX For Exclusive Viewing!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
31
Average Price
S2.5M
Total Value
S78.2M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 2589 URA transactions · 4 outliers removed (IQR)
Fair Value
S$2.48M
S$2,257 psf
Asking Price
S$6,800
S$7 psf
vs Market
-99.7%
Confidence
High
2589 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2589 comparable transactions
S$2,213
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,257
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | SCOTTS ROAD | 3,466 | S$7,400,000 | S$2,135 |
| 2025-08 | HERTFORD ROAD | 786 | S$1,140,000 | S$1,451 |
| 2025-08 | IRRAWADDY ROAD | 1,367 | S$2,650,000 | S$1,939 |
| 2025-08 | IRRAWADDY ROAD | 1,001 | S$1,660,000 | S$1,658 |
| 2025-08 | KHIANG GUAN AVENUE | 1,119 | S$2,650,000 | S$2,367 |
Showing 5 most recent transactions from 2589 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.