Happy Avenue Central, Macpherson, Central Region, Singapore
$6,100,000
Rare opportunity to own a 4,050 sqft regular plot with wide frontage in a quiet landed enclave. Ideal for rebuild or A&A, maximise design efficiency with minimal wasted space. Key Highlights: - Regular land – highly efficient layout - Wide frontage – ideal for grand design - Quiet, low-traffic environment - Strong rebuild potential Within 1–2km to: St. Andrew’s Village (Pri/Sec/JC) Cedar Primary School Maris Stella High School Perfect for own stay or long-term land banking. Call 9750XXXX for an exclusive viewing! Nicholas Lim PropNex
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Total Transactions
2
Average Price
S1.5M
Total Value
S2.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 44 URA transactions
Fair Value
S$4.34M
S$1,549 psf
Asking Price
S$6.10M
S$1,506 psf
vs Market
+40.7%
vs Last Done
+34.1%
Tenure
Freehold
No lease decay
Confidence
High
44 comps
Nearest MRT
Mattar
488m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
44 comparable transactions
S$1,503
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,549
Recent Comparable Transactions
10 shown · 44 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | JALAN MAWAR Floor - | 4,720sqft | S$5,300,000 | ▼S$1,123 -27.5% vs FV | Freehold |
Apr 2025 | JALAN MAWAR Floor - | 4,720sqft | S$5,300,000 | ▼S$1,123 -27.5% vs FV | Freehold |
Apr 2025 | JALAN MAWAR Floor - | 4,720sqft | S$5,300,000 | ▼S$1,123 -27.5% vs FV | Freehold |
Feb 2025 | JALAN MELOR Floor - | 2,395sqft | S$4,550,000 | ▲S$1,900 +22.7% vs FV | Freehold |
Feb 2025 | JALAN MELOR Floor - | 2,395sqft | S$4,550,000 | ▲S$1,900 +22.7% vs FV | Freehold |
Oct 2024 | JALAN CHENGKEK Floor - | 2,810sqft | S$4,530,000 | ▲S$1,612 +4.1% vs FV | Freehold |
Sep 2024 | JALAN MELOR Floor - | 5,400sqft | S$7,650,000 | ▼S$1,417 -8.5% vs FV | Freehold |
Sep 2024 | JALAN MELOR Floor - | 5,400sqft | S$7,650,000 | ▼S$1,417 -8.5% vs FV | Freehold |
Jul 2024 | JALAN MAWAR Floor - | 4,373sqft | S$5,080,000 | ▼S$1,162 -25.0% vs FV | Freehold |
Jul 2024 | JALAN MAWAR Floor - | 4,373sqft | S$5,080,000 | ▼S$1,162 -25.0% vs FV | Freehold |
May 2024 | MACPHERSON ROAD Floor - | 1,606sqft | S$3,700,000 | ▲S$2,304 +48.7% vs FV | Freehold |
JALAN MAWAR
Apr 2025 · Floor -
-27.5% vs FV
JALAN MAWAR
Apr 2025 · Floor -
-27.5% vs FV
JALAN MAWAR
Apr 2025 · Floor -
-27.5% vs FV
JALAN MELOR
Feb 2025 · Floor -
+22.7% vs FV
JALAN MELOR
Feb 2025 · Floor -
+22.7% vs FV
JALAN CHENGKEK
Oct 2024 · Floor -
+4.1% vs FV
JALAN MELOR
Sep 2024 · Floor -
-8.5% vs FV
JALAN MELOR
Sep 2024 · Floor -
-8.5% vs FV
JALAN MAWAR
Jul 2024 · Floor -
-25.0% vs FV
JALAN MAWAR
Jul 2024 · Floor -
-25.0% vs FV
MACPHERSON ROAD
May 2024 · Floor -
+48.7% 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.