84 Duchess Avenue 266474, Coronation Road, Central Region, Singapore
$3,499,000
Exclusive Listing: 50 Duchess Avenue • Spacious 4-Bedroom / 2-Bathroom / Powder Room / WC layout, thoughtfully configured for modern family living • Excellent connectivity: Tan Kah Kee MRT station (0.5 km), Farrer Road MRT station (0.9 km), Botanic Gardens MRT station (1.3 km) • Within 1 km of top-tier schools: Nanyang Primary School (0.8 km), Nanyang Girls’ High School (0.7 km), St. Margaret’s School (0.8 km), Raffles Girls’ Primary School (0.7 km), Hwa Chong Institution (0.2 km), National Junior College (1.2 km), alongside numerous international schools and preschools • Convenient lifestyle amenities: Coronation Shopping Plaza (1.1 km), Second Avenue Junction (1.5 km), Holland Village & One Holland Village (1.8 km) • Surrounded by renowned local dining options, with multiple hawker centres within 2 km including Adam Road, Holland Village, Empress Road, and Commonwealth Crescent • Daily conveniences within easy reach, including major supermarkets such as NTUC FairPrice and Cold Storage within 1 km • Fourth bedroom intelligently reconfigured to optimise entry flow and enhance corridor space • All four bedrooms are generously proportioned, comfortably accommodating full-sized beds and study areas • Master and common bathrooms upgraded; master shower refreshed in 2026 • WC partially converted into a functional wash area approximately five years ago, with straightforward reinstatement option • Kitchen renovated 4–5 years ago, with updated lighting in 2026 • Main entrance door replaced two years ago with a fire-rated upgrade • Full suite of condominium facilities, including two swimming pools, tennis court, gym, function room, and BBQ pits
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Total Transactions
68
Average Price
S2.5M
Total Value
S170.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 58 URA transactions
Fair Value
S$3.19M
S$1,864 psf
Asking Price
S$3.50M
S$2,045 psf
vs Market
+9.7%
vs Last Done
+4.2%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
58 comps
Nearest MRT
Farrer Road
868m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
58 comparable transactions
S$1,768
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.369
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,864
Recent Comparable Transactions
10 shown · 58 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | DUCHESS AVENUE Floor 01-05 | 1,733sqft | S$3,400,000 | ▲S$1,962 +5.3% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | DUCHESS AVENUE Floor 01-05 | 1,733sqft | S$3,400,000 | ▲S$1,962 +5.3% vs FV | 99 yrs lease commencing from 1995 |
Jul 2025 | DUCHESS AVENUE Floor 01-05 | 936sqft | S$1,800,000 | ▲S$1,922 +3.1% vs FV | 99 yrs lease commencing from 1995 |
May 2025 | DUCHESS AVENUE Floor 01-05 | 936sqft | S$1,830,000 | ▲S$1,954 +4.8% vs FV | 99 yrs lease commencing from 1995 |
Apr 2025 | DUCHESS AVENUE Floor 01-05 | 1,367sqft | S$2,600,000 | ▲S$1,902 +2.0% vs FV | 99 yrs lease commencing from 1995 |
Apr 2025 | DUCHESS AVENUE Floor 01-05 | 2,088sqft | S$3,650,000 | ▼S$1,748 -6.2% vs FV | 99 yrs lease commencing from 1995 |
Mar 2025 | DUCHESS AVENUE Floor 01-05 | 1,711sqft | S$3,380,000 | ▲S$1,975 +6.0% vs FV | 99 yrs lease commencing from 1995 |
Feb 2025 | DUCHESS AVENUE Floor 01-05 | 1,711sqft | S$3,300,000 | ▲S$1,928 +3.4% vs FV | 99 yrs lease commencing from 1995 |
Feb 2025 | DUCHESS AVENUE Floor 01-05 | 1,367sqft | S$2,560,000 | ▲S$1,873 +0.5% vs FV | 99 yrs lease commencing from 1995 |
Jan 2025 | DUCHESS AVENUE Floor 01-05 | 1,711sqft | S$3,285,000 | ▲S$1,919 +3.0% vs FV | 99 yrs lease commencing from 1995 |
Sep 2024 | DUCHESS AVENUE Floor 01-05 | 1,087sqft | S$1,900,000 | ▼S$1,748 -6.2% vs FV | 99 yrs lease commencing from 1995 |
DUCHESS AVENUE
Aug 2025 · Floor 01-05
+5.3% vs FV
DUCHESS AVENUE
Aug 2025 · Floor 01-05
+5.3% vs FV
DUCHESS AVENUE
Jul 2025 · Floor 01-05
+3.1% vs FV
DUCHESS AVENUE
May 2025 · Floor 01-05
+4.8% vs FV
DUCHESS AVENUE
Apr 2025 · Floor 01-05
+2.0% vs FV
DUCHESS AVENUE
Apr 2025 · Floor 01-05
-6.2% vs FV
DUCHESS AVENUE
Mar 2025 · Floor 01-05
+6.0% vs FV
DUCHESS AVENUE
Feb 2025 · Floor 01-05
+3.4% vs FV
DUCHESS AVENUE
Feb 2025 · Floor 01-05
+0.5% vs FV
DUCHESS AVENUE
Jan 2025 · Floor 01-05
+3.0% vs FV
DUCHESS AVENUE
Sep 2024 · Floor 01-05
-6.2% 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.