⭐️Contact me for VIP exclusive viewing⭐️ ⭐️Very Attractive Launch Price⭐️ ⭐️Ethan Lee - 9841 XXXX⭐️ ⭐️Union Square Residences⭐️ Price will increase from 25th Nov! Discover the ease and buzz of living by the Singapore River! ✅ 366 units, from 1 to 4 bedrooms, 2 Sky suite & 1 super Penthouse, with commercial retail podium at 1st & 2nd storey ✅ Up to 40 storey towers with views of city skyline, Marina Bay & Singapore River ✅️ Minutes walk to 3 MRT stations, Clarke Quay, Chinatown, Fort canning ✅️ 1km to River Valley Primary School ✅️ Mixed development with offices, retail, and dining within new & conservation buildings Kitchen Applicances 1. V-ZUG 2. LIEBHERR 3. De Dietrich 4. CORTEN Sanitary wares, Fittings, and Accessories 1. GEBERIT 2. Hansgrohe Inalco - Mineral Design Innovation (Induction) 1. Easy to clean 2. No accessories 3. Easy to cool 4. Stain Resistant 5. Scratch Resistant 6. Resistant to Thermal Shock 7. Aesthetic Continuity 8. High-end Design Book a VIP Preview Viewing Now! Ethan Lee 9841 XXXX Yours Trusted ERA advisors NOTE: For preview, showflat will be opened daily from 10am to 7pm, hourly viewing appointments
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: L3002382K
Automated Valuation based on 2245 URA transactions · 32 outliers removed (IQR)
Fair Value
S$3.10M
S$2,041 psf
Asking Price
S$4.62M
S$3,043 psf
vs Market
+49.1%
vs Last Done
+24.9%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
2245 comps
Nearest MRT
Clarke Quay
213m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2245 comparable transactions
S$2,622
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,041
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | ROBINSON ROAD | 484 | S$1,180,000 | S$2,436 | 11-15 | Freehold |
| 2025-08 | ROBINSON ROAD | 484 | S$1,180,000 | S$2,436 | 11-15 | Freehold |
| 2025-08 | HAVELOCK ROAD | 1,281 | S$2,310,000 | S$1,803 | 01-05 | 99 yrs lease commencing from 1995 |
| 2025-08 | CLARKE QUAY | 1,959 | S$4,880,000 | S$2,491 | 01-05 | 99 yrs lease commencing from 2021 |
| 2025-08 | PEARL BANK | 743 | S$1,980,000 | S$2,666 | 16-20 | 99 yrs lease commencing from 2019 |
| 2025-08 | RIVER VALLEY ROAD | 1,055 | S$2,450,000 | S$2,323 | 06-10 | 929 yrs lease commencing from 1953 |
| 2025-08 | ROBERTSON QUAY | 829 | S$1,745,000 | S$2,105 | 01-05 | Freehold |
| 2025-08 | JALAN RUMBIA | 1,991 | S$5,000,000 | S$2,511 | 01-05 | Freehold |
| 2025-08 | UNITY STREET | 431 | S$1,374,000 | S$3,191 | 01-05 | 999 yrs lease commencing from 1841 |
| 2025-08 | UNITY STREET | 1,044 | S$3,549,000 | S$3,399 | 06-10 | 999 yrs lease commencing from 1841 |
| 2025-08 | UNITY STREET | 1,023 | S$3,404,000 | S$3,329 | 06-10 | 999 yrs lease commencing from 1841 |
Showing 10 most recent transactions from 2245 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2245 URA transactions (32 outliers removed), adjusted for: Tenure decay (27.3% discount); MRT Clarke Quay 213m away (+3%); AI-detected value boosters: city view, penthouse (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.