538 Upper Cross Street 050538, China Square, Central Region, Singapore
$608,000
CEA Registration: L3010858B / R006231Z Preview in virtual tour: https://my.matterport.com/show/?m=yKzsoQAYfDi This beautifully renovated high-floor residence offers a seamless move-in experience with two bedrooms, two bathrooms, and no extension required. The well-maintained corridor unit features a South-West facing entrance and serves up impressive city views. Perfectly positioned for an urban lifestyle, the home is just minutes from Chinatown MRT, shopping malls, and diverse dining options. With a supermarket and major bus services at your doorstep, plus reputable primary schools within easy reach, this property combines modern comfort with ultimate daily convenience. Exclusive Propseller Listing! Size: - 646 sqft. - 2 bedrooms + 2 bathrooms Attributes: - EIP Quota: None - Extension needed: None - Unit orientation: Corridor unit - High floor unit - Well-Renovated condition - Main door facing South-West - Views from the unit: City Convenience: - 3 min walk to the nearest bus stop (bus services: 61, 80, 145, 166, 197) - 1 min walk to Fairprice supermarket - 4 min walk to 18 Cross shopping mall - 4 min walk to the nearest eateries - 3 min walk to Chinatown MRT Station (NE4) - Primary schools between 1-2km: Cantonment Primary School, River Valley Primary School, St. Margaret's School (Primary) Disclaimer: Some pictures may be virtually decluttered or staged to showcase the property's full potential.
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: L3010858B
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$406,391
S$629 psf
Asking Price
S$608,000
S$941 psf
vs Market
+49.6%
vs Last Done
+4.8%
Tenure
51 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Chinatown
148m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$822
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.729
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$629
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 538 UPP CROSS ST Floor 13 TO 15 | 646sqft | S$580,000 | ▲S$898 +42.8% vs FV | 99yr from 1978 |
Aug 2025 | Blk 538 UPP CROSS ST Floor 13 TO 15 | 646sqft | S$580,000 | ▲S$898 +42.8% vs FV | 99yr from 1978 |
Feb 2025 | Blk 538 UPP CROSS ST Floor 16 TO 18 | 646sqft | S$528,000 | ▲S$818 +30.0% vs FV | 99yr from 1978 |
Apr 2024 | Blk 538 UPP CROSS ST Floor 13 TO 15 | 732sqft | S$550,000 | ▲S$751 +19.4% vs FV | 99yr from 1978 |
Blk 538 UPP CROSS ST
Aug 2025 · Floor 13 TO 15
+42.8% vs FV
Blk 538 UPP CROSS ST
Aug 2025 · Floor 13 TO 15
+42.8% vs FV
Blk 538 UPP CROSS ST
Feb 2025 · Floor 16 TO 18
+30.0% vs FV
Blk 538 UPP CROSS ST
Apr 2024 · Floor 13 TO 15
+19.4% vs FV
HELIOS AI Analysis
The valuation of the HDB 3 Room unit located in the Central Area, with a remaining lease of 51 years, stands at an estimated value of $406,391, translating to a price per square foot (PSF) of $629. This figure reflects a significant market signal, indicating that the property is currently valued above the market baseline by 49.6%. Such a premium valuation suggests that there are compelling drivers at play within this sought-after locale, which may be influenced by factors such as proximity to amenities, transportation hubs, and the overall desirability of living in the Central Area of Singapore.
However, it is essential to note that the model confidence in this valuation is classified as low, which raises questions about the robustness of the underlying data and market dynamics. The analysis is based on only three recent HDB resale transactions in the vicinity, which may not provide a comprehensive view of the market trends. As the remaining lease period continues to diminish, potential buyers may exhibit increased caution, particularly in a market where lease duration is a critical factor influencing property valuation. Investors are advised to remain vigilant and consider the broader market trends in conjunction with this valuation to make informed decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.