116 Rangoon Road 218394, Kampong Java, Central Region, Singapore
$3,796,000













Discover your dream home in this spacious 4 bedroom, 3 bathroom apartment located at 109, Rangoon Road, Singapore. Available now, this 2368 sqft unit offers a perfect blend of comfort and convenience. Just a short walk to Farrer Park MRT (0.6 km), commuting is a breeze. Families will appreciate the proximity to educational institutions like New Life Preschool @ McNair (1.1 km) and ACTFA School of Dance (1.2 km). For your daily needs, FairPrice City Square Mall is only 0.5 km away, ensuring you have everything you need right at your doorstep. Enjoy leisure time shopping at City Square Mall (0.5 km) and explore the vibrant neighborhood. Project amenities include a secure car park, 24-hour security, and a refreshing swimming pool. Inside, the apartment features modern air-conditioning, a private balcony with park views, and a walk-in wardrobe for your convenience. Don't miss out on this exceptional opportunity to own a beautiful home in a prime location. Schedule a viewing today!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
8
Average Price
S733K
Total Value
S5.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 377 URA transactions · 1 outliers removed (IQR)
Fair Value
S$3.82M
S$1,612 psf
Asking Price
S$3.80M
S$1,603 psf
vs Market
-0.6%
vs Last Done
+20.2%
Tenure
Freehold
No lease decay
Confidence
High
377 comps
Nearest MRT
Farrer Park
290m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
377 comparable transactions
S$1,565
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,612
Recent Comparable Transactions
10 shown · 377 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -17.2% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -17.2% vs FV | Freehold |
Aug 2025 | OXFORD ROAD Floor 01-05 | 1,356sqft | S$1,650,000 | ▼S$1,217 -24.5% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | SING AVENUE Floor 01-05 | 1,389sqft | S$1,888,888 | ▼S$1,360 -15.6% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 11-15 | 1,119sqft | S$1,850,000 | ▲S$1,653 +2.5% vs FV | Freehold |
Aug 2025 | MARNE ROAD Floor 06-10 | 721sqft | S$1,300,000 | ▲S$1,803 +11.8% vs FV | Freehold |
Aug 2025 | RACE COURSE ROAD Floor 01-05 | 420sqft | S$742,000 | ▲S$1,768 +9.7% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 16-20 | 1,119sqft | S$1,740,000 | ▼S$1,554 -3.6% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 21-25 | 1,076sqft | S$1,808,000 | ▲S$1,680 +4.2% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▲S$1,675 +3.9% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▲S$1,675 +3.9% vs FV | Freehold |
MERGUI ROAD
Aug 2025 · Floor 01-05
-17.2% vs FV
MERGUI ROAD
Aug 2025 · Floor 01-05
-17.2% vs FV
OXFORD ROAD
Aug 2025 · Floor 01-05
-24.5% vs FV
SING AVENUE
Aug 2025 · Floor 01-05
-15.6% vs FV
MERGUI ROAD
Aug 2025 · Floor 11-15
+2.5% vs FV
MARNE ROAD
Aug 2025 · Floor 06-10
+11.8% vs FV
RACE COURSE ROAD
Aug 2025 · Floor 01-05
+9.7% vs FV
MERGUI ROAD
Jul 2025 · Floor 16-20
-3.6% vs FV
MERGUI ROAD
Jul 2025 · Floor 21-25
+4.2% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
+3.9% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
+3.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.