The Reserve Residences Sub-sale Unit From Owner (Not Developer as it is almost 100% sold out) Very attractive Psf as compared to many new launches Enjoy First Ownership to Move In and Collect Keys from the Developer Estimated TOP 2027 High Floor, Facing Pool and Facilities (non road facing), South/South-East Facing with No West (Afternoon) Sun Proper Layout with minimum wasted space. All bedrooms fits at least a queen sized bed. All Bathrooms with windows for natural ventilation (many layouts does not have windows for their bathrooms) Serious Seller (looking for upgrading) Within 1km to Pei Hwa Presbyterian Primary School and Methodist Girls' School Within 1-2km to Bukit Timah Primary School Mega Project (732 Units excluding Serviced Apartments by Far East Organization (FEO) Rare Integrated Development Connected to Beauty World MRT (DTL), Integrated with Bukit V Shopping Mall (same developer FEO), Integrated Bus Interchange Surrounded by other Shopping Centers such as The Linq, Beauty World Cenre, Beauty World Plaza, Bukit Timah Shopping Centre and surrounded with many educational institutions and centers Opposite to new Bukit Timah Hawker Centre and Community Club Contact for more information
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1216 URA transactions · 10 outliers removed (IQR)
Fair Value
S$1.79M
S$1,914 psf
Asking Price
S$3.00M
S$3,205 psf
vs Market
+67.4%
vs Last Done
+76.6%
Tenure
100 yrs
99-year Leasehold · Balance remaining
Confidence
High
1216 comps
Nearest MRT
Clementi
3107m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1216 comparable transactions
S$1,786
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.031
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,914
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | KING ALBERT PARK | 926 | S$1,680,000 | S$1,815 | 06-10 | Freehold |
| 2025-08 | KING ALBERT PARK | 926 | S$1,680,000 | S$1,815 | 06-10 | Freehold |
| 2025-08 | BUKIT DRIVE | 1,302 | S$2,060,000 | S$1,582 | 06-10 | 99 yrs lease commencing from 2003 |
| 2025-08 | TOH TUCK ROAD | 710 | S$1,380,000 | S$1,943 | 01-05 | 99 yrs lease commencing from 2017 |
| 2025-08 | TOH TUCK ROAD | 1,485 | S$3,250,000 | S$2,188 | 01-05 | 99 yrs lease commencing from 2017 |
| 2025-08 | TOH TUCK ROAD | 667 | S$1,340,000 | S$2,008 | 01-05 | 99 yrs lease commencing from 2017 |
| 2025-08 | TOH TUCK ROAD | 667 | S$1,350,000 | S$2,023 | 01-05 | 99 yrs lease commencing from 2017 |
| 2025-08 | TOH TUCK ROAD | 667 | S$1,345,000 | S$2,015 | 01-05 | 99 yrs lease commencing from 2017 |
| 2025-08 | HINDHEDE WALK | 1,528 | S$1,915,000 | S$1,253 | 01-05 | 99 yrs lease commencing from 1994 |
| 2025-08 | DUNEARN ROAD | 1,012 | S$2,250,000 | S$2,224 | 01-05 | 999 yrs lease commencing from 1884 |
| 2025-08 | DUNEARN ROAD | 1,163 | S$2,340,000 | S$2,013 | 01-05 | 99 yrs lease commencing from 1999 |
Showing 10 most recent transactions from 1216 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1216 URA transactions (10 outliers removed), adjusted for: AI-detected value boosters: high ceiling, move-in condition (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.