46 Joo Avenue 219343, Kampong Java, Central Region, Singapore
$1,700,000
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
1
Average Price
S1.6M
Total Value
S1.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 393 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.75M
S$1,611 psf
Asking Price
S$1.70M
S$1,567 psf
vs Market
-2.8%
vs Last Done
+17.5%
Tenure
Freehold
No lease decay
Confidence
High
393 comps
Nearest MRT
Farrer Park
344m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
393 comparable transactions
S$1,564
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$1,611
Recent Comparable Transactions
10 shown · 393 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -17.2% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -17.2% vs FV | Freehold |
Aug 2025 | OXFORD ROAD Floor 01-05 | 1,356sqft | S$1,650,000 | ▼S$1,217 -24.5% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | SING AVENUE Floor 01-05 | 1,389sqft | S$1,888,888 | ▼S$1,360 -15.6% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 11-15 | 1,119sqft | S$1,850,000 | ▲S$1,653 +2.6% vs FV | Freehold |
Aug 2025 | MARNE ROAD Floor 06-10 | 721sqft | S$1,300,000 | ▲S$1,803 +11.9% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 16-20 | 1,119sqft | S$1,740,000 | ▼S$1,554 -3.5% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 21-25 | 1,076sqft | S$1,808,000 | ▲S$1,680 +4.3% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▲S$1,675 +4.0% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▲S$1,675 +4.0% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,119sqft | S$1,860,000 | ▲S$1,662 +3.2% vs FV | Freehold |
MERGUI ROAD
Aug 2025 · Floor 01-05
-17.2% vs FV
MERGUI ROAD
Aug 2025 · Floor 01-05
-17.2% vs FV
OXFORD ROAD
Aug 2025 · Floor 01-05
-24.5% vs FV
SING AVENUE
Aug 2025 · Floor 01-05
-15.6% vs FV
MERGUI ROAD
Aug 2025 · Floor 11-15
+2.6% vs FV
MARNE ROAD
Aug 2025 · Floor 06-10
+11.9% vs FV
MERGUI ROAD
Jul 2025 · Floor 16-20
-3.5% vs FV
MERGUI ROAD
Jul 2025 · Floor 21-25
+4.3% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
+4.0% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
+4.0% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
+3.2% 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.