6 mins walk to Boon Keng MRT. The Arcady at Boon Keng is a FREEHOLD at today leasehold prices you wouldn want to miss! Reach out to learn about the lowest prices in this development, direct pricing from developer. As development is approaching TOP, some units are also on discounts. Prices start from $2,4XX/psf, very healthy comparison against some of the newly launched 99-yr leasehold condo prices. Reach out to learn more about Arcady or other new condos available in the market! Show flat still open for viewing on appointment basis ONLY. TOP: 2027 Primary Schools (Within 1km): Bendemeer Primary, Hong Wen Primary, St. Andrew Junior School. Primary Schools (Within 2km): Pei Chun Public School (Primary) Cedar Primary MacPherson Primary
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
2
Average Price
S111.9M
Total Value
S223.8M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 1220 URA transactions · 19 outliers removed (IQR)
Fair Value
S$1.20M
S$1,242 psf
Asking Price
S$2.40M
S$2,477 psf
vs Market
+99.5%
vs Last Done
+11.8%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
1220 comps
Nearest MRT
Boon Keng
515m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1220 comparable transactions
S$1,659
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,242
Recent Comparable Transactions
10 shown · 1220 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MEYAPPA CHETTIAR ROAD Floor 16-20 | 840sqft | S$1,860,000 | ▲S$2,215 +78.3% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | MEYAPPA CHETTIAR ROAD Floor 16-20 | 840sqft | S$1,860,000 | ▲S$2,215 +78.3% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | ST. FRANCIS ROAD Floor 06-10 | 1,270sqft | S$1,508,000 | ▼S$1,187 -4.4% vs FV | 99 yrs lease commencing from 1992 |
Aug 2025 | WOODSVILLE CLOSE Floor 06-10 | 495sqft | S$895,000 | ▲S$1,808 +45.6% vs FV | Freehold |
Aug 2025 | PHENG GECK AVENUE Floor 01-05 | 786sqft | S$1,388,000 | ▲S$1,766 +42.2% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | WHAMPOA EAST Floor 11-15 | 936sqft | S$1,680,000 | ▲S$1,794 +44.4% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | WHAMPOA EAST Floor 16-20 | 807sqft | S$1,448,000 | ▲S$1,794 +44.4% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | WHAMPOA EAST Floor 21-25 | 936sqft | S$1,760,000 | ▲S$1,879 +51.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | ST. MICHAEL'S ROAD Floor 01-05 | 872sqft | S$1,325,000 | ▲S$1,520 +22.4% vs FV | Freehold |
Aug 2025 | ST. MICHAEL'S ROAD Floor 06-10 | 936sqft | S$1,368,888 | ▲S$1,462 +17.7% vs FV | Freehold |
Aug 2025 | MAR THOMA ROAD Floor 16-20 | 1,109sqft | S$1,850,000 | ▲S$1,669 +34.4% vs FV | 999 yrs lease commencing from 1882 |
MEYAPPA CHETTIAR ROAD
Aug 2025 · Floor 16-20
+78.3% vs FV
MEYAPPA CHETTIAR ROAD
Aug 2025 · Floor 16-20
+78.3% vs FV
ST. FRANCIS ROAD
Aug 2025 · Floor 06-10
-4.4% vs FV
WOODSVILLE CLOSE
Aug 2025 · Floor 06-10
+45.6% vs FV
PHENG GECK AVENUE
Aug 2025 · Floor 01-05
+42.2% vs FV
WHAMPOA EAST
Aug 2025 · Floor 11-15
+44.4% vs FV
WHAMPOA EAST
Aug 2025 · Floor 16-20
+44.4% vs FV
WHAMPOA EAST
Aug 2025 · Floor 21-25
+51.3% vs FV
ST. MICHAEL'S ROAD
Aug 2025 · Floor 01-05
+22.4% vs FV
ST. MICHAEL'S ROAD
Aug 2025 · Floor 06-10
+17.7% vs FV
MAR THOMA ROAD
Aug 2025 · Floor 16-20
+34.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1220 URA transactions (19 outliers removed), adjusted for: Tenure decay (27.3% discount); MRT Boon Keng 515m away (+1%); AI-detected value boosters: freehold (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.