Unit Details 3 Bedrooms | 2 Bathrooms | 915 sqft Very high floor with bright, unblocked city views Bright & airy with an efficient 3-bedroom layout Modern kitchen with quality fittings and built-in appliances Cosy balcony for relaxing or evening wind-down Full condo facilities: Clubhouse, Gym, Lap Pool, Function Rooms, Lounge Decks 24-hour security, sheltered drop-off, and covered carpark for convenience Status: Selling with tenancy till May 2027 Superb Connectivity Newton MRT (NS21/DT11) – approx. 0.3 km (≈ 4 min walk) Novena MRT (NS20) – approx. 1.0 km Quick access to Orchard Road, Novena & CBD via Newton / Scotts / PIE / CTE Lifestyle & Daily Conveniences Groceries: CS Fresh @ United Square (~0.6 km) Malls: United Square (~0.8 km) | Velocity @ Novena Eateries: Moments to Newton Food Centre & Novena dining spots Nearby Schools & Enrichment Acekidz Pre-School (~0.5 km) Concept Math Novena (~1.0 km) Primary Schools within 1–1.2 km: Anglo-Chinese School (Junior) – ~0.41 km St. Joseph’s Institution Junior – ~0.76 km Anglo-Chinese School (Primary) – ~0.93 km Farrer Park Primary School – ~1.10 km St. Margaret’s Primary School – ~1.15 km Investment Highlights Immediate rental income: tenanted till May 2027 Prime District 9 /11 fringe location with strong tenant demand Premium high-floor stack with unblocked views, rare availability Contact: Zulk Yeo | PropNex Realty Pte Ltd +65 9189 XXXX All distances are approximate and subject to change. Information provided is for general guidance only.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
35
Average Price
S2.2M
Total Value
S77.4M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 2838 URA transactions · 45 outliers removed (IQR)
Fair Value
S$2.24M
S$2,451 psf
Asking Price
S$2.55M
S$2,787 psf
vs Market
+13.7%
Confidence
High
2838 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2838 comparable transactions
S$2,357
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
+4%
Adjusted Fair Value PSF
S$2,451
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 | MACKENZIE ROAD | 700 | S$1,300,000 | S$1,858 |
| 2025-08 | HERTFORD ROAD | 786 | S$1,140,000 | S$1,451 |
| 2025-08 | KHIANG GUAN AVENUE | 1,119 | S$2,650,000 | S$2,367 |
| 2025-08 | SCOTTS ROAD | 2,034 | S$4,900,000 | S$2,409 |
Showing 5 most recent transactions from 2838 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.