531 Upper Cross Street 050531, China Square, Central Region, Singapore
$650,000











Rare City Home for Own Stay — 3I Modified, Blk 535 Upper Cross Street Experience the charm of heritage living in the heart of the city. This 3-Room (Modified) flat at Blk 535 Upper Cross Street offers convenience, culture, and connectivity all in one address. ???? Prime Central Location Situated between Chinatown and Clarke Quay, you are minutes from the CBD, yet surrounded by vibrant food, shopping, and cultural spots. MRT Access within 3–6 mins’ walk: Chinatown MRT (NE4/DT19) – Direct to HarbourFront, Dhoby Ghaut, and Marina Bay Telok Ayer (DT18) – Easy link to Downtown / Bugis Clarke Quay (NE5) – Walk to The Central Mall and Singapore River Maxwell (TE18) & Outram Park (EWL/NEL/TEL) – Multiple interchanges connecting the entire island ???? Everyday Convenience Chinatown Point, People’s Park Complex, and Hong Lim Market & Food Centre right at your doorstep 24-hour Sheng Siong supermarket at Blk 52 Chin Swee Road Short walk to Maxwell Food Centre and Pearl’s Hill City Park for weekend strolls Surrounded by eateries, clinics, and community amenities — no need to travel far for daily needs ???? Nearby Schools For families, reputable schools such as Cantonment Primary School and River Valley Primary School are within short driving distance (buyers to verify 1 / 2 km radius via OneMap). ???? Why This Home Excellent for own stay — walk to work in the CBD, dine in Chinatown, or relax by the Singapore River Quiet city-fringe environment with modern transport links and full amenities Perfect balance between convenience and lifestyle
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…
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Automated Valuation based on 154 HDB resale transactions (data.gov.sg)
Fair Value
S$613,470
S$837 psf
Asking Price
S$650,000
S$887 psf
vs Market
+6.0%
vs Last Done
+28.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
154 comps
Nearest MRT
Chinatown
102m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
154 comparable transactions
S$759
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$837
Recent Comparable Transactions
10 shown · 154 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 4 SAGO LANE Floor 16 TO 18 | 721sqft | S$500,000 | ▼S$693 -17.2% vs FV | 99yr from 1974 |
Apr 2026 | Blk 4 SAGO LANE Floor 16 TO 18 | 721sqft | S$500,000 | ▼S$693 -17.2% vs FV | 99yr from 1974 |
Apr 2026 | Blk 1 TG PAGAR PLAZA Floor 22 TO 24 | 635sqft | S$605,000 | ▲S$953 +13.9% vs FV | 99yr from 1977 |
Apr 2026 | Blk 536 UPP CROSS ST Floor 16 TO 18 | 732sqft | S$610,000 | ▼S$833 -0.5% vs FV | 99yr from 1981 |
Apr 2026 | Blk 636 VEERASAMY RD Floor 04 TO 06 | 775sqft | S$542,000 | ▼S$699 -16.5% vs FV | 99yr from 1985 |
Mar 2026 | Blk 28 KELANTAN RD Floor 10 TO 12 | 700sqft | S$508,888 | ▼S$727 -13.1% vs FV | 99yr from 1977 |
Mar 2026 | Blk 28 KELANTAN RD Floor 07 TO 09 | 700sqft | S$455,000 | ▼S$650 -22.3% vs FV | 99yr from 1977 |
Mar 2026 | Blk 28 KELANTAN RD Floor 07 TO 09 | 797sqft | S$518,888 | ▼S$651 -22.2% vs FV | 99yr from 1977 |
Mar 2026 | Blk 271 QUEEN ST Floor 07 TO 09 | 646sqft | S$510,000 | ▼S$790 -5.6% vs FV | 99yr from 1979 |
Mar 2026 | Blk 269A QUEEN ST Floor 04 TO 06 | 721sqft | S$600,000 | ▼S$832 -0.6% vs FV | 99yr from 1984 |
Mar 2026 | Blk 1 TG PAGAR PLAZA Floor 07 TO 09 | 635sqft | S$500,000 | ▼S$787 -6.0% vs FV | 99yr from 1977 |
Blk 4 SAGO LANE
Apr 2026 · Floor 16 TO 18
-17.2% vs FV
Blk 4 SAGO LANE
Apr 2026 · Floor 16 TO 18
-17.2% vs FV
Blk 1 TG PAGAR PLAZA
Apr 2026 · Floor 22 TO 24
+13.9% vs FV
Blk 536 UPP CROSS ST
Apr 2026 · Floor 16 TO 18
-0.5% vs FV
Blk 636 VEERASAMY RD
Apr 2026 · Floor 04 TO 06
-16.5% vs FV
Blk 28 KELANTAN RD
Mar 2026 · Floor 10 TO 12
-13.1% vs FV
Blk 28 KELANTAN RD
Mar 2026 · Floor 07 TO 09
-22.3% vs FV
Blk 28 KELANTAN RD
Mar 2026 · Floor 07 TO 09
-22.2% vs FV
Blk 271 QUEEN ST
Mar 2026 · Floor 07 TO 09
-5.6% vs FV
Blk 269A QUEEN ST
Mar 2026 · Floor 04 TO 06
-0.6% vs FV
Blk 1 TG PAGAR PLAZA
Mar 2026 · Floor 07 TO 09
-6.0% vs FV
HELIOS AI Analysis
The valuation of this HDB 3-room unit located in the Central Area stands at an estimated value of $613,470, translating to $837 PSF. This valuation is notably positioned above the market baseline, reflecting a 6% premium over comparable transactions in the locality. Such a premium suggests the property’s desirability, bolstered by its strategic location and the robust demand for HDB units within central Singapore. The remaining lease of 75 years further enhances its appeal, providing prospective buyers with a significant period of tenure, which is a critical factor for long-term investment considerations.
The strong model confidence, derived from an extensive analysis of 154 recent HDB resale transactions in the vicinity, reinforces the reliability of this valuation. This data indicates a healthy market dynamic characterized by sustained interest in central HDB properties, driven by their proximity to essential amenities and transport links. As urban development continues and the government’s focus on enhancing infrastructure persists, the potential for appreciation in property values remains strong, making this HDB unit not only a home but also a strategic investment opportunity in Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.