Nestled in a quiet development, this expansive property offers an oasis of calm amidst vibrant greenery. With a generous layout exceeding five bedrooms, this home is bathed in natural light and offers a cool breeze, creating an inviting atmosphere that's perfect for both relaxation and entertaining. Whether you're seeking a family home or a lucrative investment, this property is the ideal choice, ready for immediate occupation. - Address: THE DRAYCOTT - Property Size: 2,367 square feet - Features: Unblocked greenery views, abundant natural light and ventilation - Status: Vacant and ready to move in - Suitable for: Own stay or rental **Nearby Educational Institutions:** - Heartfield Kindergarten (0.73 KM) - Far Eastern Kindergarten (0.89 KM) - Anglo-Chinese School (Primary) (0.96 KM) - Barker Road Methodist Church Kindergarten (0.96 KM) - St. James' Church Kindergarten (Gilstead) (1 KM) **Accessible MRT/LRT Stations:** - Newton MRT (0.74 KM) - Newton MRT (0.77 KM) - Orchard MRT (0.79 KM) - Orchard MRT (0.88 KM) ***All land & built up areas based on est. measurements & subject to final survey. Images may be artists' impressions & floor plans may not be drawn to scale
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Total Transactions
15
Average Price
S5.5M
Total Value
S82.3M
Calculating fair value from URA transaction data…


License: L3010624E
Automated Valuation based on 2550 URA transactions · 43 outliers removed (IQR)
Fair Value
S$7.54M
S$2,860 psf
Asking Price
S$5.98M
S$2,268 psf
vs Market
-20.7%
vs Last Done
+6.2%
Tenure
Freehold
No lease decay
Confidence
High
2550 comps
Nearest MRT
Newton
787m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2550 comparable transactions
S$2,723
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,860
Recent Comparable Transactions
10 shown · 2550 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SCOTTS ROAD Floor 16-20 | 3,466sqft | S$7,400,000 | ▼S$2,135 -25.3% vs FV | Freehold |
Aug 2025 | SCOTTS ROAD Floor 16-20 | 3,466sqft | S$7,400,000 | ▼S$2,135 -25.3% vs FV | Freehold |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -12.6% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | TANGLIN ROAD Floor 01-05 | 2,153sqft | S$5,382,500 | ▼S$2,500 -12.6% vs FV | 999 yrs lease commencing from 1995 |
Aug 2025 | SCOTTS ROAD Floor 16-20 | 2,034sqft | S$4,900,000 | ▼S$2,409 -15.8% vs FV | Freehold |
Aug 2025 | CAIRNHILL CIRCLE Floor 11-15 | 1,561sqft | S$4,130,000 | ▼S$2,646 -7.5% vs FV | Freehold |
Aug 2025 | LADY HILL ROAD Floor 01-05 | 2,325sqft | S$6,800,000 | ▲S$2,925 +2.3% vs FV | Freehold |
Aug 2025 | LADY HILL ROAD Floor 01-05 | 2,325sqft | S$7,380,000 | ▲S$3,174 +11.0% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,307,000 | ▲S$4,041 +41.3% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 21-25 | 1,313sqft | S$5,254,800 | ▲S$4,001 +39.9% vs FV | Freehold |
Aug 2025 | ORCHARD BOULEVARD Floor 06-10 | 2,799sqft | S$11,079,000 | ▲S$3,959 +38.4% vs FV | Freehold |
SCOTTS ROAD
Aug 2025 · Floor 16-20
-25.3% vs FV
SCOTTS ROAD
Aug 2025 · Floor 16-20
-25.3% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-12.6% vs FV
TANGLIN ROAD
Aug 2025 · Floor 01-05
-12.6% vs FV
SCOTTS ROAD
Aug 2025 · Floor 16-20
-15.8% vs FV
CAIRNHILL CIRCLE
Aug 2025 · Floor 11-15
-7.5% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
+2.3% vs FV
LADY HILL ROAD
Aug 2025 · Floor 01-05
+11.0% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+41.3% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 21-25
+39.9% vs FV
ORCHARD BOULEVARD
Aug 2025 · Floor 06-10
+38.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2550 URA transactions (43 outliers removed), adjusted for: MRT Newton 787m away (+1%); AI-detected value boosters: unblocked view, move-in condition (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.