128 Grange Road 249604, One Tree Hill, Central Region, Singapore
$6,500 /month
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Total Transactions
6
Average Price
S1.7M
Total Value
S10.4M
Calculating fair value from URA transaction data…
Estimated sale value based on 2832 URA transactions · 90 outliers removed (IQR)
Fair Value
S$3.77M
S$2,510 psf
Asking Price
S$6,500
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.7%
Tenure
Freehold
No lease decay
Confidence
High
2832 comps
Nearest MRT
Orchard
884m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2832 comparable transactions
S$2,485
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,510
Recent Comparable Transactions
10 shown · 2832 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | PRINCE CHARLES CRESCENT Floor 06-10 | 1,324sqft | S$2,358,000 | ▼S$1,781 -29.0% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | PRINCE CHARLES CRESCENT Floor 06-10 | 1,324sqft | S$2,358,000 | ▼S$1,781 -29.0% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | PRINCE CHARLES CRESCENT Floor 06-10 | 861sqft | S$1,760,000 | ▼S$2,044 -18.6% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | PRINCE CHARLES CRESCENT Floor 16-20 | 1,238sqft | S$2,308,888 | ▼S$1,865 -25.7% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | PRINCE CHARLES CRESCENT Floor 21-25 | 807sqft | S$1,919,000 | ▼S$2,377 -5.3% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -0.4% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -0.4% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | GRANGE ROAD Floor 16-20 | 926sqft | S$2,809,000 | ▲S$3,034 +20.9% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 527sqft | S$1,664,000 | ▲S$3,155 +25.7% vs FV | Freehold |
Aug 2025 | GRANGE ROAD Floor 06-10 | 829sqft | S$2,630,000 | ▲S$3,173 +26.4% vs FV | Freehold |
Aug 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,356sqft | S$3,038,000 | ▼S$2,240 -10.8% vs FV | 999 yrs lease commencing from 1877 |
PRINCE CHARLES CRESCENT
Aug 2025 · Floor 06-10
-29.0% vs FV
PRINCE CHARLES CRESCENT
Aug 2025 · Floor 06-10
-29.0% vs FV
PRINCE CHARLES CRESCENT
Aug 2025 · Floor 06-10
-18.6% vs FV
PRINCE CHARLES CRESCENT
Aug 2025 · Floor 16-20
-25.7% vs FV
PRINCE CHARLES CRESCENT
Aug 2025 · Floor 21-25
-5.3% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-0.4% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-0.4% vs FV
GRANGE ROAD
Aug 2025 · Floor 16-20
+20.9% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+25.7% vs FV
GRANGE ROAD
Aug 2025 · Floor 06-10
+26.4% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-10.8% vs FV
HELIOS AI Analysis
Based on 2832 URA transactions (90 outliers removed), adjusted for: MRT Orchard 884m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.
