20 Republic Avenue 038970, Nicoll, Central Region, Singapore
$4,000,000
???? A Rare Opportunity in the City Awaits A new landmark residence that blends rich heritage, luxury design, and modern urban convenience. Imagine living minutes from the CBD, Marina Bay, and Bugis, with unblocked skyline views, hotel-style facilities, and vibrant retail & dining right below your home. ✨ Highlights: • Prime city location — walk to MRT, surrounded by lifestyle hotspots • Bold architectural design inspired by timeless heritage • Rare mixed-use concept with residences, retail & offices • Exclusive limited collection of spacious 2- to 6-bedroom homes • Sky decks, infinity pools & lush garden lounges in the heart of the city Call/Whatsapp Wesley at 8264XXXX to find out more!
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 317 URA transactions
Fair Value
S$2.91M
S$2,016 psf
Asking Price
S$4.00M
S$2,774 psf
vs Market
+37.6%
vs Last Done
+30.7%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
317 comps
Nearest MRT
Nicoll Highway
10m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
317 comparable transactions
S$1,719
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
+2%
Adjusted Fair Value PSF
S$2,016
Recent Comparable Transactions
10 shown · 317 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | BEACH ROAD Floor 11-15 | 700sqft | S$1,485,000 | ▲S$2,122 +5.3% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | BEACH ROAD Floor 11-15 | 700sqft | S$1,485,000 | ▲S$2,122 +5.3% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | BEACH ROAD Floor 16-20 | 689sqft | S$1,515,000 | ▲S$2,199 +9.1% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | BEACH ROAD Floor 06-10 | 700sqft | S$1,420,000 | ▲S$2,030 +0.7% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | BEACH ROAD Floor 21-25 | 1,119sqft | S$2,320,000 | ▲S$2,072 +2.8% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | RHU CROSS Floor 11-15 | 1,776sqft | S$3,080,000 | ▼S$1,734 -14.0% vs FV | 99 yrs lease commencing from 1994 |
Jul 2025 | BEACH ROAD Floor 16-20 | 807sqft | S$1,680,000 | ▲S$2,081 +3.2% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | RHU CROSS Floor 01-05 | 1,346sqft | S$1,790,000 | ▼S$1,330 -34.0% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | BEACH ROAD Floor 21-25 | 872sqft | S$1,880,000 | ▲S$2,156 +6.9% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | BEACH ROAD Floor 26-30 | 807sqft | S$980,000 | ▼S$1,214 -39.8% vs FV | 99 yrs lease commencing from 1968 |
Jun 2025 | RHU CROSS Floor 01-05 | 2,056sqft | S$3,330,000 | ▼S$1,620 -19.6% vs FV | 99 yrs lease commencing from 1994 |
BEACH ROAD
Aug 2025 · Floor 11-15
+5.3% vs FV
BEACH ROAD
Aug 2025 · Floor 11-15
+5.3% vs FV
BEACH ROAD
Aug 2025 · Floor 16-20
+9.1% vs FV
BEACH ROAD
Aug 2025 · Floor 06-10
+0.7% vs FV
BEACH ROAD
Aug 2025 · Floor 21-25
+2.8% vs FV
RHU CROSS
Aug 2025 · Floor 11-15
-14.0% vs FV
BEACH ROAD
Jul 2025 · Floor 16-20
+3.2% vs FV
RHU CROSS
Jul 2025 · Floor 01-05
-34.0% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+6.9% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
-39.8% vs FV
RHU CROSS
Jun 2025 · Floor 01-05
-19.6% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.