35 Telok Blangah Rise 090035, Telok Blangah Rise, Central Region, Singapore
$399,999
The following locations are within radius of this property, with distance shown in kilometers.
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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…


License: L3008899K
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$394,639
S$611 psf
Asking Price
S$399,999
S$619 psf
vs Market
+1.4%
vs Last Done
-29.5%
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
3 comps
Nearest MRT
HarbourFront
848m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$873
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.686
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$611
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 35 LIM LIAK ST Floor 04 TO 06 | 947sqft | S$832,000 | ▲S$878 +43.7% vs FV | 99yr from 1973 |
Nov 2025 | Blk 35 LIM LIAK ST Floor 04 TO 06 | 947sqft | S$832,000 | ▲S$878 +43.7% vs FV | 99yr from 1973 |
May 2025 | Blk 35 LIM LIAK ST Floor 01 TO 03 | 947sqft | S$800,000 | ▲S$845 +38.3% vs FV | 99yr from 1973 |
Nov 2024 | Blk 35 LIM LIAK ST Floor 01 TO 03 | 947sqft | S$850,000 | ▲S$897 +46.8% vs FV | 99yr from 1973 |
Blk 35 LIM LIAK ST
Nov 2025 · Floor 04 TO 06
+43.7% vs FV
Blk 35 LIM LIAK ST
Nov 2025 · Floor 04 TO 06
+43.7% vs FV
Blk 35 LIM LIAK ST
May 2025 · Floor 01 TO 03
+38.3% vs FV
Blk 35 LIM LIAK ST
Nov 2024 · Floor 01 TO 03
+46.8% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB unit in Bukit Merah, estimated at $394,639 or $611 PSF, reflects a cautious yet strategic positioning within the current market dynamics. With a remaining lease of 48 years, this property is situated in a locale that remains desirable due to its proximity to urban amenities and transport links. However, the valuation is underscored by a low model confidence, suggesting the need for careful consideration by potential buyers as the market adjusts to evolving economic conditions.
The 1.4% deviation from the baseline market price indicates a relatively stable demand in the area, although it also highlights a nuanced market where buyers may be exercising greater discretion. The recent transactions in the vicinity have provided some insight into local price trends, but the low confidence level calls for a cautious approach when interpreting these figures. As such, stakeholders should remain vigilant to shifts in market sentiment, particularly with respect to the remaining lease of the property, as this could significantly influence future resale potential and investment viability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.