349 Upper Paya Lebar Road 534957, Upper Paya Lebar, North-east Region, Singapore
$3,650,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
8
Average Price
S1.4M
Total Value
S11.2M
Calculating fair value from URA transaction data…


License: L3009250K
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Automated Valuation based on 8 URA transactions
Fair Value
S$4.23M
S$1,369 psf
Asking Price
S$3.65M
S$1,182 psf
vs Market
-13.7%
vs Last Done
-10.1%
Tenure
Freehold
No lease decay
Confidence
Medium
8 comps
Nearest MRT
Bartley
447m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
8 comparable transactions
S$1,329
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
0%
Adjusted Fair Value PSF
S$1,369
Recent Comparable Transactions
8 shown · 8 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,711sqft | S$2,250,000 | ▼S$1,315 -3.9% vs FV | Freehold |
Jun 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,711sqft | S$2,250,000 | ▼S$1,315 -3.9% vs FV | Freehold |
Mar 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 904sqft | S$1,350,000 | ▲S$1,493 +9.1% vs FV | Freehold |
Dec 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 904sqft | S$1,320,000 | ▲S$1,460 +6.6% vs FV | Freehold |
Aug 2022 | UPPER PAYA LEBAR ROAD Floor 01-05 | 786sqft | S$1,000,000 | ▼S$1,273 -7.0% vs FV | Freehold |
Apr 2022 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,711sqft | S$1,560,000 | ▼S$911 -33.5% vs FV | Freehold |
Dec 2021 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,722sqft | S$1,580,000 | ▼S$917 -33.0% vs FV | Freehold |
Jun 2021 | UPPER PAYA LEBAR ROAD Floor 01-05 | 904sqft | S$1,070,000 | ▼S$1,183 -13.6% vs FV | Freehold |
May 2021 | UPPER PAYA LEBAR ROAD Floor 01-05 | 936sqft | S$1,100,000 | ▼S$1,175 -14.2% vs FV | Freehold |
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor 01-05
-3.9% vs FV
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor 01-05
-3.9% vs FV
UPPER PAYA LEBAR ROAD
Mar 2025 · Floor 01-05
+9.1% vs FV
UPPER PAYA LEBAR ROAD
Dec 2024 · Floor 01-05
+6.6% vs FV
UPPER PAYA LEBAR ROAD
Aug 2022 · Floor 01-05
-7.0% vs FV
UPPER PAYA LEBAR ROAD
Apr 2022 · Floor 01-05
-33.5% vs FV
UPPER PAYA LEBAR ROAD
Dec 2021 · Floor 01-05
-33.0% vs FV
UPPER PAYA LEBAR ROAD
Jun 2021 · Floor 01-05
-13.6% vs FV
UPPER PAYA LEBAR ROAD
May 2021 · Floor 01-05
-14.2% 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.