Ulu Pandan Road 596468, Ulu Pandan, Central Region, Singapore
$2,572,000
Excellent Future Connectivity Walking distance to the upcoming Jurong Town Hall MRT on the Cross Island Line. Located in a Growth & Transformation Zone Benefits from planned upgrades, new amenities, and rising economic activity. Strong School Network Nearby Surrounded by reputable primary, secondary, and tertiary institutions. Direct Access to Nature & Park Connectors Ideal for cycling, jogging, and an active outdoor lifestyle. Amenity-Rich Surroundings Close to daily conveniences, dining, and community facilities. Suitable Buyer Profiles Families wanting proximity to good schools and a safe neighbourhood. Professionals & commuters who value future MRT connectivity. Investors looking for long-term capital appreciation in a growth area. Active lifestyle seekers who enjoy park connectors and greenery. Multi-generational households needing convenience and strong amenities.
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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
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Automated Valuation based on 409 URA transactions
Fair Value
S$2.46M
S$2,043 psf
Asking Price
S$2.57M
S$2,133 psf
vs Market
+4.4%
vs Last Done
-0.8%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
409 comps
Nearest MRT
Dover
910m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
409 comparable transactions
S$1,505
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,043
Recent Comparable Transactions
10 shown · 409 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | RIDGEWOOD CLOSE Floor 11-15 | 2,185sqft | S$4,700,000 | ▲S$2,151 +5.3% vs FV | Freehold |
Aug 2025 | RIDGEWOOD CLOSE Floor 11-15 | 2,185sqft | S$4,700,000 | ▲S$2,151 +5.3% vs FV | Freehold |
Aug 2025 | HOLLAND ROAD Floor 06-10 | 1,905sqft | S$3,218,000 | ▼S$1,689 -17.3% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | PINE GROVE Floor 01-05 | 1,701sqft | S$1,700,000 | ▼S$1,000 -51.1% vs FV | 99 yrs lease commencing from 1984 |
Jul 2025 | HOLLAND ROAD Floor 11-15 | 1,959sqft | S$4,100,000 | ▲S$2,093 +2.4% vs FV | 999 yrs lease commencing from 1885 |
Jul 2025 | MOUNT SINAI DRIVE Floor 16-20 | 1,744sqft | S$2,950,000 | ▼S$1,692 -17.2% vs FV | 999 yrs lease commencing from 1885 |
Jul 2025 | PINE GROVE Floor 01-05 | 1,744sqft | S$1,875,000 | ▼S$1,075 -47.4% vs FV | 99 yrs lease commencing from 1984 |
Jul 2025 | PINE GROVE Floor 06-10 | 1,755sqft | S$1,808,888 | ▼S$1,031 -49.5% vs FV | 99 yrs lease commencing from 1984 |
Jul 2025 | PINE GROVE Floor 01-05 | 1,668sqft | S$1,670,000 | ▼S$1,001 -51.0% vs FV | 99 yrs lease commencing from 1984 |
Jun 2025 | RIDGEWOOD CLOSE Floor 16-20 | 1,894sqft | S$4,300,000 | ▲S$2,270 +11.1% vs FV | Freehold |
Jun 2025 | RIDGEWOOD CLOSE Floor 11-15 | 1,195sqft | S$2,610,000 | ▲S$2,184 +6.9% vs FV | Freehold |
RIDGEWOOD CLOSE
Aug 2025 · Floor 11-15
+5.3% vs FV
RIDGEWOOD CLOSE
Aug 2025 · Floor 11-15
+5.3% vs FV
HOLLAND ROAD
Aug 2025 · Floor 06-10
-17.3% vs FV
PINE GROVE
Aug 2025 · Floor 01-05
-51.1% vs FV
HOLLAND ROAD
Jul 2025 · Floor 11-15
+2.4% vs FV
MOUNT SINAI DRIVE
Jul 2025 · Floor 16-20
-17.2% vs FV
PINE GROVE
Jul 2025 · Floor 01-05
-47.4% vs FV
PINE GROVE
Jul 2025 · Floor 06-10
-49.5% vs FV
PINE GROVE
Jul 2025 · Floor 01-05
-51.0% vs FV
RIDGEWOOD CLOSE
Jun 2025 · Floor 16-20
+11.1% vs FV
RIDGEWOOD CLOSE
Jun 2025 · Floor 11-15
+6.9% 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.