8 Makeway Avenue 228607, Moulmein, Central Region, Singapore
$2,550,000
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
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Automated Valuation based on 231 URA transactions
Fair Value
S$2.27M
S$2,486 psf
Asking Price
S$2.55M
S$2,787 psf
vs Market
+12.1%
vs Last Done
+6.5%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
231 comps
Nearest MRT
Newton
353m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
231 comparable transactions
S$2,550
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.941
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,486
Recent Comparable Transactions
10 shown · 231 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | MAKEWAY AVENUE Floor 01-05 | 1,528sqft | S$4,000,000 | ▲S$2,617 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | MAKEWAY AVENUE Floor 01-05 | 1,528sqft | S$4,000,000 | ▲S$2,617 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | MAKEWAY AVENUE Floor 11-15 | 1,055sqft | S$2,800,000 | ▲S$2,654 +6.8% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | MAKEWAY AVENUE Floor 01-05 | 614sqft | S$1,580,000 | ▲S$2,575 +3.6% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | MAKEWAY AVENUE Floor 11-15 | 689sqft | S$1,730,000 | ▲S$2,511 +1.0% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MAKEWAY AVENUE Floor 11-15 | 614sqft | S$1,600,000 | ▲S$2,608 +4.9% vs FV | 99 yrs lease commencing from 2019 |
Apr 2025 | MAKEWAY AVENUE Floor 06-10 | 1,055sqft | S$2,800,000 | ▲S$2,654 +6.8% vs FV | 99 yrs lease commencing from 2019 |
Mar 2025 | MAKEWAY AVENUE Floor 16-20 | 1,098sqft | S$3,170,000 | ▲S$2,887 +16.1% vs FV | 99 yrs lease commencing from 2019 |
Mar 2025 | MAKEWAY AVENUE Floor 11-15 | 915sqft | S$2,450,000 | ▲S$2,678 +7.7% vs FV | 99 yrs lease commencing from 2019 |
Feb 2025 | MAKEWAY AVENUE Floor 01-05 | 1,055sqft | S$2,708,000 | ▲S$2,567 +3.3% vs FV | 99 yrs lease commencing from 2019 |
Feb 2025 | MAKEWAY AVENUE Floor 01-05 | 915sqft | S$2,280,000 | ▲S$2,492 +0.2% vs FV | 99 yrs lease commencing from 2019 |
MAKEWAY AVENUE
Jul 2025 · Floor 01-05
+5.3% vs FV
MAKEWAY AVENUE
Jul 2025 · Floor 01-05
+5.3% vs FV
MAKEWAY AVENUE
Jul 2025 · Floor 11-15
+6.8% vs FV
MAKEWAY AVENUE
Jun 2025 · Floor 01-05
+3.6% vs FV
MAKEWAY AVENUE
Jun 2025 · Floor 11-15
+1.0% vs FV
MAKEWAY AVENUE
May 2025 · Floor 11-15
+4.9% vs FV
MAKEWAY AVENUE
Apr 2025 · Floor 06-10
+6.8% vs FV
MAKEWAY AVENUE
Mar 2025 · Floor 16-20
+16.1% vs FV
MAKEWAY AVENUE
Mar 2025 · Floor 11-15
+7.7% vs FV
MAKEWAY AVENUE
Feb 2025 · Floor 01-05
+3.3% vs FV
MAKEWAY AVENUE
Feb 2025 · Floor 01-05
+0.2% 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.