11 Yong Siak Street 168646, Tiong Bahru, Central Region, Singapore
$2,780,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
1
Average Price
S2.8M
Total Value
S2.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 184 URA transactions
Fair Value
S$2.35M
S$1,584 psf
Asking Price
S$2.78M
S$1,872 psf
vs Market
+18.2%
vs Last Done
+12.3%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
184 comps
Nearest MRT
Tiong Bahru
533m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
184 comparable transactions
S$2,075
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.223
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,584
Recent Comparable Transactions
10 shown · 184 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2022 | YONG SIAK STREET Floor 01-05 | 1,679sqft | S$2,800,000 | ▲S$1,667 +5.2% vs FV | Freehold |
Aug 2022 | YONG SIAK STREET Floor 01-05 | 1,679sqft | S$2,800,000 | ▲S$1,667 +5.2% vs FV | Freehold |
Aug 2025 | JALAN MEMBINA Floor 06-10 | 1,432sqft | S$2,580,000 | ▲S$1,802 +13.8% vs FV | 99 yrs lease commencing from 1992 |
Aug 2025 | JALAN MEMBINA Floor 01-05 | 947sqft | S$1,562,800 | ▲S$1,650 +4.2% vs FV | 99 yrs lease commencing from 1992 |
Aug 2025 | KIM TIAN ROAD Floor 11-15 | 1,109sqft | S$2,860,000 | ▲S$2,580 +62.9% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | KIM TIAN ROAD Floor 11-15 | 1,421sqft | S$3,200,000 | ▲S$2,252 +42.2% vs FV | Freehold |
Jul 2025 | JALAN MEMBINA Floor 01-05 | 1,292sqft | S$2,250,000 | ▲S$1,742 +10.0% vs FV | 99 yrs lease commencing from 1992 |
Jul 2025 | JALAN MEMBINA Floor 11-15 | 1,292sqft | S$2,225,000 | ▲S$1,723 +8.8% vs FV | 99 yrs lease commencing from 1992 |
Jun 2025 | JALAN MEMBINA Floor 11-15 | 1,808sqft | S$2,300,000 | ▼S$1,272 -19.7% vs FV | 99 yrs lease commencing from 1992 |
Jun 2025 | JALAN MEMBINA Floor 01-05 | 1,442sqft | S$2,430,000 | ▲S$1,685 +6.4% vs FV | 99 yrs lease commencing from 1992 |
Jun 2025 | JALAN MEMBINA Floor 01-05 | 947sqft | S$1,500,000 | ▼S$1,584 0.0% vs FV | 99 yrs lease commencing from 1992 |
YONG SIAK STREET
Aug 2022 · Floor 01-05
+5.2% vs FV
YONG SIAK STREET
Aug 2022 · Floor 01-05
+5.2% vs FV
JALAN MEMBINA
Aug 2025 · Floor 06-10
+13.8% vs FV
JALAN MEMBINA
Aug 2025 · Floor 01-05
+4.2% vs FV
KIM TIAN ROAD
Aug 2025 · Floor 11-15
+62.9% vs FV
KIM TIAN ROAD
Jul 2025 · Floor 11-15
+42.2% vs FV
JALAN MEMBINA
Jul 2025 · Floor 01-05
+10.0% vs FV
JALAN MEMBINA
Jul 2025 · Floor 11-15
+8.8% vs FV
JALAN MEMBINA
Jun 2025 · Floor 11-15
-19.7% vs FV
JALAN MEMBINA
Jun 2025 · Floor 01-05
+6.4% vs FV
JALAN MEMBINA
Jun 2025 · Floor 01-05
0.0% 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.