Saint Michael's Road, Bendemeer, Central Region, Singapore
$3,000,000
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Total Transactions
17
Average Price
S1.7M
Total Value
S29.0M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 72 HDB resale transactions (data.gov.sg) · 2 outliers removed (IQR)
Fair Value
S$6.61M
S$844 psf
Asking Price
S$3.00M
S$362 psf
vs Market
-54.6%
vs Last Done
-57.7%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
72 comps
Nearest MRT
Boon Keng
688m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
72 comparable transactions
S$788
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$844
Recent Comparable Transactions
10 shown · 72 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 452 SIN MING AVE Floor 01 TO 03 | 1,615sqft | S$1,380,000 | ▲S$855 +1.3% vs FV | 99yr from 1989 |
Aug 2025 | Blk 452 SIN MING AVE Floor 01 TO 03 | 1,615sqft | S$1,380,000 | ▲S$855 +1.3% vs FV | 99yr from 1989 |
Apr 2025 | Blk 452 SIN MING AVE Floor 01 TO 03 | 1,572sqft | S$1,250,000 | ▼S$795 -5.8% vs FV | 99yr from 1989 |
Oct 2024 | Blk 404 SIN MING AVE Floor 01 TO 03 | 1,604sqft | S$1,080,000 | ▼S$673 -20.3% vs FV | 99yr from 1986 |
Sep 2024 | Blk 449 SIN MING AVE Floor 10 TO 12 | 2,034sqft | S$1,280,000 | ▼S$629 -25.5% vs FV | 99yr from 1990 |
Jun 2024 | Blk 447 BRIGHT HILL DR Floor 22 TO 24 | 1,873sqft | S$1,480,000 | ▼S$790 -6.4% vs FV | 99yr from 1990 |
Apr 2026 | Blk 257 BISHAN ST 22 Floor 07 TO 09 | 1,625sqft | S$1,350,000 | ▼S$831 -1.5% vs FV | 99yr from 1992 |
Apr 2026 | Blk 261 BISHAN ST 22 Floor 04 TO 06 | 1,572sqft | S$1,268,000 | ▼S$807 -4.4% vs FV | 99yr from 1992 |
Apr 2026 | Blk 208 BISHAN ST 23 Floor 01 TO 03 | 1,572sqft | S$1,240,000 | ▼S$789 -6.5% vs FV | 99yr from 1992 |
Mar 2026 | Blk 257 BISHAN ST 22 Floor 04 TO 06 | 1,593sqft | S$1,080,000 | ▼S$678 -19.7% vs FV | 99yr from 1992 |
Mar 2026 | Blk 301 SHUNFU RD Floor 10 TO 12 | 1,582sqft | S$1,420,000 | ▲S$897 +6.3% vs FV | 99yr from 1985 |
Blk 452 SIN MING AVE
Aug 2025 · Floor 01 TO 03
+1.3% vs FV
Blk 452 SIN MING AVE
Aug 2025 · Floor 01 TO 03
+1.3% vs FV
Blk 452 SIN MING AVE
Apr 2025 · Floor 01 TO 03
-5.8% vs FV
Blk 404 SIN MING AVE
Oct 2024 · Floor 01 TO 03
-20.3% vs FV
Blk 449 SIN MING AVE
Sep 2024 · Floor 10 TO 12
-25.5% vs FV
Blk 447 BRIGHT HILL DR
Jun 2024 · Floor 22 TO 24
-6.4% vs FV
Blk 257 BISHAN ST 22
Apr 2026 · Floor 07 TO 09
-1.5% vs FV
Blk 261 BISHAN ST 22
Apr 2026 · Floor 04 TO 06
-4.4% vs FV
Blk 208 BISHAN ST 23
Apr 2026 · Floor 01 TO 03
-6.5% vs FV
Blk 257 BISHAN ST 22
Mar 2026 · Floor 04 TO 06
-19.7% vs FV
Blk 301 SHUNFU RD
Mar 2026 · Floor 10 TO 12
+6.3% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $6,609,018.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.