*Excellent value!* *$100k Below market value (estimate) With New EC price going at $18xxpsf up, what is the risk of getting the vales at &16xxpsf? *3 Bedrooms *Size: 1033sqft (Best layout for the master bedroom) *Landscape layout flush with the balcony *Greenery facing *Conveniently located near the eateries & amenities *Right next to LRT and for driver is easily accessible to the TPE,KPE and SLE ============================ Self introduction ================•=========== I’m Ivan from PropNex, and I’ve been assigned to follow up with you as we understand you’ve attended a few of our webinars. Do you have any questions or concerns regarding the current real estate market that I can assist you with? JJ Lim Ivan 林俊傑 Mobile: 8787 XXXX Associate Division Director, PropNex Project Lead IC – Hillhaven | The Arden | The Sen Member – PropNex Collective Sales Team Propnex Rising Millionaire
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
224
Average Price
S1.3M
Total Value
S284.4M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1903 URA transactions · 13 outliers removed (IQR)
Fair Value
S$1.33M
S$1,292 psf
Asking Price
S$1.64M
S$1,586 psf
vs Market
+22.8%
Confidence
High
1903 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1903 comparable transactions
S$1,266
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
+2%
Adjusted Fair Value PSF
S$1,292
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | ANCHORVALE CRESCENT | 1,335 | S$2,058,000 | S$1,542 |
| 2025-08 | ANCHORVALE CRESCENT | 1,130 | S$1,610,000 | S$1,425 |
| 2025-08 | ANCHORVALE CRESCENT | 1,066 | S$1,700,000 | S$1,595 |
| 2025-08 | COMPASSVALE ROAD | 1,313 | S$2,120,888 | S$1,615 |
| 2025-08 | ANCHORVALE CRESCENT | 1,249 | S$2,015,000 | S$1,614 |
Showing 5 most recent transactions from 1903 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.