164 Stirling Road 140164, Mei Chin, Central Region, Singapore
$399,888
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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…
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Automated Valuation based on 6 HDB resale transactions (data.gov.sg)
Fair Value
S$257,112
S$314 psf
Asking Price
S$399,888
S$489 psf
vs Market
+55.5%
vs Last Done
0.0%
Tenure
42 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
6 comps
Nearest MRT
Queenstown
496m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$499
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.600
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$314
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 164 STIRLING RD Floor 04 TO 06 | 818sqft | S$400,000 | ▲S$489 +55.7% vs FV | 99yr from 1970 |
Apr 2026 | Blk 164 STIRLING RD Floor 04 TO 06 | 818sqft | S$400,000 | ▲S$489 +55.7% vs FV | 99yr from 1970 |
Feb 2026 | Blk 164 STIRLING RD Floor 10 TO 12 | 710sqft | S$368,000 | ▲S$518 +65.0% vs FV | 99yr from 1970 |
Mar 2025 | Blk 164 STIRLING RD Floor 10 TO 12 | 710sqft | S$370,000 | ▲S$521 +65.9% vs FV | 99yr from 1970 |
Jan 2025 | Blk 164 STIRLING RD Floor 01 TO 03 | 710sqft | S$350,000 | ▲S$493 +57.0% vs FV | 99yr from 1970 |
Dec 2024 | Blk 164 STIRLING RD Floor 04 TO 06 | 710sqft | S$350,000 | ▲S$493 +57.0% vs FV | 99yr from 1970 |
Dec 2024 | Blk 164 STIRLING RD Floor 07 TO 09 | 818sqft | S$393,000 | ▲S$480 +52.9% vs FV | 99yr from 1970 |
Blk 164 STIRLING RD
Apr 2026 · Floor 04 TO 06
+55.7% vs FV
Blk 164 STIRLING RD
Apr 2026 · Floor 04 TO 06
+55.7% vs FV
Blk 164 STIRLING RD
Feb 2026 · Floor 10 TO 12
+65.0% vs FV
Blk 164 STIRLING RD
Mar 2025 · Floor 10 TO 12
+65.9% vs FV
Blk 164 STIRLING RD
Jan 2025 · Floor 01 TO 03
+57.0% vs FV
Blk 164 STIRLING RD
Dec 2024 · Floor 04 TO 06
+57.0% vs FV
Blk 164 STIRLING RD
Dec 2024 · Floor 07 TO 09
+52.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property located in Queenstown reflects a noteworthy market signal, currently estimated at $257,112, translating to $314 per square foot. This valuation is positioned significantly above the market benchmark, indicating a 55.5% premium over the baseline. Such a discrepancy suggests a heightened demand for properties in this locality, which can be attributed to various factors, including Queenstown's strategic location and established community amenities.
However, it is imperative to approach this valuation with caution, given the low model confidence derived from only six recent HDB resale transactions in the area. This limited dataset may not fully capture the nuances of the current market dynamics and buyer sentiment. Furthermore, with a remaining lease of 42 years, potential buyers should consider the implications of leasehold tenure on the property’s long-term value. In essence, while the current valuation signifies a robust interest in Queenstown's HDB market, stakeholders should remain vigilant and conduct thorough due diligence to navigate the complexities of leasehold properties.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.