2 Essex Road 309330, Moulmein, Central Region, Singapore
$6,200 /month
STRICTLY NOT FOR CO LIVING. Lion Towers 3 Bedroom renovated unit for lease from 1 July 2026. 1862 sft 3 bedrooms - en suite master room, 2 common rooms and a shared bathroom Huge living area. Lovely Balcony - overlooking SJI school Helper Room and Bathroom. Partial furnished Unit is renovated , bright and spacious. Very well maintained unit. Ask 6.2k negotiable. Call April on 9199 XXXX to view --------------------------------------- Lion Towers is a Freehold condominium located at Essex Road in District D11. Lion Towers is close to Novena MRT NS20. Amenities near Lion Towers: Lion Towers is a short drive to Velocity @ Novena Square and United Square. It is also not far from several schools such as Farrer Park Primary School, Anglo-Chinese Junior School and Stamford Primary School. Lion Towers is accessible via Newton Road and Central Expressway (CTE).
D11 - Novena
Novena MRT · 5 min walk
1 January 1978
Small (52 units)
52 units
1 Block
Not available
Lion Towers is a freehold Condo Apartment located in Novena, District 11. Completed in 1978, it has a total of 1 blocks within the development and comprises a total of 52 units. It is within walking distance to MRT stations such as Novena MRT and Novena MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Lion Towers is also close to schools like St. Joseph's Institution Junior, St. Joseph's Institution Junior and Italian Supplementary School. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like CS Fresh United Square and Cold Storage - Novena for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Dental Clinic. Singapore Post - Novena Branch is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Cambridge Park, to enjoy some fresh air.
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Total Transactions
2
Average Price
S3.3M
Total Value
S6.5M
Calculating fair value from URA transaction data…
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Estimated sale value based on 728 URA transactions · 5 outliers removed (IQR)
Fair Value
S$4.15M
S$2,227 psf
Asking Price
S$6,200
S$4 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
Freehold
No lease decay
Confidence
High
728 comps
Nearest MRT
Novena
453m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
728 comparable transactions
S$2,079
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
+4%
Adjusted Fair Value PSF
S$2,227
Recent Comparable Transactions
10 shown · 728 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2023 | ESSEX ROAD Floor 06-10 | 1,862sqft | S$3,300,000 | ▼S$1,772 -20.4% vs FV | Freehold |
Oct 2023 | ESSEX ROAD Floor 06-10 | 1,862sqft | S$3,300,000 | ▼S$1,772 -20.4% vs FV | Freehold |
Mar 2023 | ESSEX ROAD Floor 01-05 | 1,862sqft | S$3,230,000 | ▼S$1,735 -22.1% vs FV | Freehold |
Aug 2025 | KHIANG GUAN AVENUE Floor 21-25 | 1,119sqft | S$2,650,000 | ▲S$2,367 +6.3% vs FV | Freehold |
Aug 2025 | SURREY ROAD Floor 16-20 | 1,981sqft | S$4,380,000 | ▼S$2,211 -0.7% vs FV | Freehold |
Aug 2025 | LINCOLN ROAD Floor 26-30 | 1,421sqft | S$3,750,000 | ▲S$2,639 +18.5% vs FV | Freehold |
Aug 2025 | SURREY ROAD Floor 01-05 | 1,055sqft | S$2,778,930 | ▲S$2,634 +18.3% vs FV | Freehold |
Aug 2025 | SURREY ROAD Floor 11-15 | 1,023sqft | S$2,865,060 | ▲S$2,802 +25.8% vs FV | Freehold |
Aug 2025 | SINARAN DRIVE Floor 01-05 | 1,475sqft | S$3,258,000 | ▼S$2,209 -0.8% vs FV | 99 yrs lease commencing from 2006 |
Aug 2025 | SINARAN DRIVE Floor 16-20 | 936sqft | S$1,900,000 | ▼S$2,029 -8.9% vs FV | 99 yrs lease commencing from 2006 |
Jul 2025 | KHIANG GUAN AVENUE Floor 21-25 | 3,143sqft | S$5,560,000 | ▼S$1,769 -20.6% vs FV | Freehold |
ESSEX ROAD
Oct 2023 · Floor 06-10
-20.4% vs FV
ESSEX ROAD
Oct 2023 · Floor 06-10
-20.4% vs FV
ESSEX ROAD
Mar 2023 · Floor 01-05
-22.1% vs FV
KHIANG GUAN AVENUE
Aug 2025 · Floor 21-25
+6.3% vs FV
SURREY ROAD
Aug 2025 · Floor 16-20
-0.7% vs FV
LINCOLN ROAD
Aug 2025 · Floor 26-30
+18.5% vs FV
SURREY ROAD
Aug 2025 · Floor 01-05
+18.3% vs FV
SURREY ROAD
Aug 2025 · Floor 11-15
+25.8% vs FV
SINARAN DRIVE
Aug 2025 · Floor 01-05
-0.8% vs FV
SINARAN DRIVE
Aug 2025 · Floor 16-20
-8.9% vs FV
KHIANG GUAN AVENUE
Jul 2025 · Floor 21-25
-20.6% 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.