120 Bukit Merah View 152120, Henderson Hill, Central Region, Singapore
$580,000
High floor Corner Unblocked Squarish layout Bright Windy Central location Walk to Hawker Centre/ coffeeshop Walk to market Radin Mas Primary school Near amenities
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
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$347,443
S$367 psf
Asking Price
S$580,000
S$612 psf
vs Market
+66.9%
vs Last Done
+4.4%
Tenure
45 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
2 comps
Nearest MRT
Tiong Bahru
634m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$560
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.643
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$367
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | Blk 120 BT MERAH VIEW Floor 04 TO 06 | 947sqft | S$555,000 | ▲S$586 +59.7% vs FV | 99yr from 1973 |
Jul 2025 | Blk 120 BT MERAH VIEW Floor 04 TO 06 | 947sqft | S$555,000 | ▲S$586 +59.7% vs FV | 99yr from 1973 |
Feb 2025 | Blk 120 BT MERAH VIEW Floor 01 TO 03 | 947sqft | S$505,000 | ▲S$533 +45.2% vs FV | 99yr from 1973 |
Blk 120 BT MERAH VIEW
Jul 2025 · Floor 04 TO 06
+59.7% vs FV
Blk 120 BT MERAH VIEW
Jul 2025 · Floor 04 TO 06
+59.7% vs FV
Blk 120 BT MERAH VIEW
Feb 2025 · Floor 01 TO 03
+45.2% vs FV
HELIOS AI Analysis
The HDB 4 Room property located in Bukit Merah presents an intriguing opportunity in the current real estate landscape, with an estimated value of $347,443, translating to a price per square foot (PSF) of $367. This valuation is notably positioned above the market baseline, exhibiting a significant 66.9% difference. Such a disparity signals heightened demand and potential desirability for properties within this area, despite the remaining lease of 45 years, which typically influences buyer sentiment and investment strategies.
Market dynamics in Bukit Merah reveal a competitive environment, supported by two recent HDB resale transactions in the vicinity that serve as a benchmark for this valuation. However, the model confidence is categorized as low, suggesting that the valuation may be influenced by limited data points and market fluctuations. Buyers should proceed with caution, considering the mixed signals of an above-market valuation against the backdrop of the property’s remaining lease tenure. This complexity underscores the importance of thorough due diligence and market analysis for potential investors and homeowners alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.