70 Saint Patrick's Road 424175, Frankel, East Region, Singapore
$3,200,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
25
Average Price
S2.8M
Total Value
S70.2M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 453 URA transactions · 1 outliers removed (IQR)
Fair Value
S$2.22M
S$1,828 psf
Asking Price
S$3.20M
S$2,632 psf
vs Market
+44.0%
vs Last Done
+36.8%
Tenure
Freehold
No lease decay
Confidence
High
453 comps
Nearest MRT
Kembangan
1480m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
453 comparable transactions
S$1,770
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
0%
Adjusted Fair Value PSF
S$1,828
Recent Comparable Transactions
10 shown · 453 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | EAST COAST ROAD Floor 01-05 | 1,518sqft | S$2,920,000 | ▲S$1,924 +5.3% vs FV | Freehold |
Aug 2025 | EAST COAST ROAD Floor 01-05 | 1,518sqft | S$2,920,000 | ▲S$1,924 +5.3% vs FV | Freehold |
Aug 2025 | ST. PATRICK'S ROAD Floor 01-05 | 936sqft | S$2,230,000 | ▲S$2,381 +30.3% vs FV | Freehold |
Aug 2025 | ST. PATRICK'S ROAD Floor 01-05 | 2,562sqft | S$4,045,000 | ▼S$1,579 -13.6% vs FV | Freehold |
Jul 2025 | EAST COAST ROAD Floor 16-20 | 2,110sqft | S$4,100,000 | ▲S$1,943 +6.3% vs FV | Freehold |
Jul 2025 | ST. PATRICK'S ROAD Floor 01-05 | 1,507sqft | S$2,570,000 | ▼S$1,705 -6.7% vs FV | Freehold |
Jul 2025 | ST. PATRICK'S ROAD Floor 01-05 | 1,507sqft | S$2,705,999 | ▼S$1,796 -1.8% vs FV | Freehold |
Jul 2025 | LORONG L TELOK KURAU Floor 01-05 | 1,302sqft | S$1,630,000 | ▼S$1,251 -31.6% vs FV | Freehold |
Jul 2025 | TELOK KURAU ROAD Floor 01-05 | 420sqft | S$770,000 | ▲S$1,834 +0.3% vs FV | Freehold |
Jun 2025 | EAST COAST ROAD Floor 11-15 | 2,110sqft | S$4,200,000 | ▲S$1,991 +8.9% vs FV | Freehold |
Jun 2025 | EAST COAST ROAD Floor 11-15 | 1,302sqft | S$2,800,000 | ▲S$2,150 +17.6% vs FV | Freehold |
EAST COAST ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
EAST COAST ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
ST. PATRICK'S ROAD
Aug 2025 · Floor 01-05
+30.3% vs FV
ST. PATRICK'S ROAD
Aug 2025 · Floor 01-05
-13.6% vs FV
EAST COAST ROAD
Jul 2025 · Floor 16-20
+6.3% vs FV
ST. PATRICK'S ROAD
Jul 2025 · Floor 01-05
-6.7% vs FV
ST. PATRICK'S ROAD
Jul 2025 · Floor 01-05
-1.8% vs FV
LORONG L TELOK KURAU
Jul 2025 · Floor 01-05
-31.6% vs FV
TELOK KURAU ROAD
Jul 2025 · Floor 01-05
+0.3% vs FV
EAST COAST ROAD
Jun 2025 · Floor 11-15
+8.9% vs FV
EAST COAST ROAD
Jun 2025 · Floor 11-15
+17.6% 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.