161 Mei Ling Street 140161, Mei Chin, Central Region, Singapore
$1,100 /month
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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Estimated sale value based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$47,162
S$393 psf
Asking Price
S$1,100
S$10 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
2 comps
Nearest MRT
Queenstown
413m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$609
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.614
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$393
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 161 MEI LING ST Floor 13 TO 15 | 915sqft | S$580,000 | ▲S$634 +61.3% vs FV | 99yr from 1970 |
Mar 2026 | Blk 161 MEI LING ST Floor 13 TO 15 | 915sqft | S$580,000 | ▲S$634 +61.3% vs FV | 99yr from 1970 |
Jul 2024 | Blk 161 MEI LING ST Floor 13 TO 15 | 915sqft | S$535,000 | ▲S$585 +48.9% vs FV | 99yr from 1970 |
Blk 161 MEI LING ST
Mar 2026 · Floor 13 TO 15
+61.3% vs FV
Blk 161 MEI LING ST
Mar 2026 · Floor 13 TO 15
+61.3% vs FV
Blk 161 MEI LING ST
Jul 2024 · Floor 13 TO 15
+48.9% vs FV
HELIOS AI Analysis
The HDB 4 Room property located in Queenstown, with a remaining lease of 43 years, is currently valued at an estimated $47,162, translating to a price per square foot (PSF) of $393. This valuation reflects a market price that shows no deviation from the established baseline, indicating a stable yet cautious sentiment within the local real estate market. The proximity to recent resale transactions suggests a measured approach among buyers, as evidenced by the two comparable sales that have informed this valuation.
However, it is important to highlight the low model confidence associated with this valuation. Given the limited transaction data available, the valuation may not fully capture the nuances and complexities of the current market dynamics in Queenstown. The remaining lease period is a critical factor, as properties with shorter leases can often face diminishing appeal, particularly among potential buyers who are sensitive to leasehold durations. As the market evolves, stakeholders should remain vigilant to emerging trends that could influence future valuations and demand within this sought-after district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.