1. Seamless Connectivity • 200m to Upper Thomson MRT (TEL) • 800m to Marymount MRT (CC) • 1-2 Stops to MRT Interchanges to NS & DT Lines • 5 Stops to Orchard • 6 Stops to One-North 2. Prestigious Educational Options - Within 1km to Ai Tong School & Catholic High School 3. Thriving Food Scene - Surrounded by a mix of 24-hour eateries, cozy cafés, and supermarkets
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: L3008022J
Automated Valuation based on 398 URA transactions · 1 outliers removed (IQR)
Fair Value
S$2.84M
S$2,274 psf
Asking Price
S$2.63M
S$2,104 psf
vs Market
-7.5%
vs Last Done
-12.1%
Tenure
46 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
398 comps
Nearest MRT
Marymount
761m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
398 comparable transactions
S$2,088
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.100
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,274
Recent Comparable Transactions
10 shown · 398 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIN MING ROAD Floor 01-05 | 667sqft | S$1,598,000 | ▲S$2,394 +5.3% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 667sqft | S$1,598,000 | ▲S$2,394 +5.3% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 667sqft | S$1,628,000 | ▲S$2,439 +7.3% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 398sqft | S$998,000 | ▲S$2,506 +10.2% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 700sqft | S$1,606,000 | ▲S$2,295 +0.9% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 721sqft | S$1,768,000 | ▲S$2,452 +7.8% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,184sqft | S$2,688,000 | ▼S$2,270 -0.2% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,259sqft | S$2,798,000 | ▼S$2,222 -2.3% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 721sqft | S$1,718,000 | ▲S$2,382 +4.7% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,249sqft | S$2,628,000 | ▼S$2,105 -7.4% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 01-05 | 1,023sqft | S$2,348,000 | ▲S$2,296 +1.0% vs FV | Freehold |
SIN MING ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+7.3% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+10.2% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+0.9% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+7.8% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-0.2% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-2.3% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+4.7% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
-7.4% vs FV
SIN MING ROAD
Aug 2025 · Floor 01-05
+1.0% vs FV
HELIOS AI Analysis
Based on 398 URA transactions (1 outliers removed), adjusted for: Tenure decay (90.0% discount); MRT Marymount 761m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.