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Total Transactions
36
Average Price
S4.3M
Total Value
S154.8M
Calculating fair value from URA transaction data…
License: L3008022J
Estimated sale value based on 280 URA transactions · 18 outliers removed (IQR)
Fair Value
S$4.18M
S$929 psf
Asking Price
S$12,000
S$3 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.8%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
280 comps
Nearest MRT
Tanah Merah
1165m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
280 comparable transactions
S$1,279
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$929
Recent Comparable Transactions
10 shown · 280 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | EASTWOOD GREEN Floor - | 1,940sqft | S$2,930,000 | ▲S$1,511 +62.6% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | EASTWOOD GREEN Floor - | 1,940sqft | S$2,930,000 | ▲S$1,511 +62.6% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | KEW HEIGHTS Floor - | 2,394sqft | S$3,180,000 | ▲S$1,328 +42.9% vs FV | 99 yrs lease commencing from 1994 |
Aug 2025 | KEW HEIGHTS Floor - | 2,394sqft | S$3,180,000 | ▲S$1,328 +42.9% vs FV | 99 yrs lease commencing from 1994 |
Aug 2025 | UPPER EAST COAST ROAD Floor - | 8,065sqft | S$8,000,000 | ▲S$992 +6.8% vs FV | Freehold |
Aug 2025 | UPPER EAST COAST ROAD Floor - | 8,065sqft | S$8,000,000 | ▲S$992 +6.8% vs FV | Freehold |
Aug 2025 | UPPER EAST COAST ROAD Floor - | 8,065sqft | S$8,000,000 | ▲S$992 +6.8% vs FV | Freehold |
Jun 2025 | EASTWOOD GREEN Floor - | 1,930sqft | S$2,950,000 | ▲S$1,529 +64.6% vs FV | 99 yrs lease commencing from 1995 |
Jun 2025 | KEW DRIVE Floor - | 2,288sqft | S$3,000,000 | ▲S$1,311 +41.1% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | KEW DRIVE Floor - | 2,288sqft | S$3,000,000 | ▲S$1,311 +41.1% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | KEW DRIVE Floor - | 2,288sqft | S$3,000,000 | ▲S$1,311 +41.1% vs FV | 99 yrs lease commencing from 1994 |
EASTWOOD GREEN
Aug 2025 · Floor -
+62.6% vs FV
EASTWOOD GREEN
Aug 2025 · Floor -
+62.6% vs FV
KEW HEIGHTS
Aug 2025 · Floor -
+42.9% vs FV
KEW HEIGHTS
Aug 2025 · Floor -
+42.9% vs FV
UPPER EAST COAST ROAD
Aug 2025 · Floor -
+6.8% vs FV
UPPER EAST COAST ROAD
Aug 2025 · Floor -
+6.8% vs FV
UPPER EAST COAST ROAD
Aug 2025 · Floor -
+6.8% vs FV
EASTWOOD GREEN
Jun 2025 · Floor -
+64.6% vs FV
KEW DRIVE
Jun 2025 · Floor -
+41.1% vs FV
KEW DRIVE
Jun 2025 · Floor -
+41.1% vs FV
KEW DRIVE
Jun 2025 · Floor -
+41.1% vs FV
HELIOS AI Analysis
Based on 280 URA transactions (18 outliers removed), adjusted for: Tenure decay (27.3% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.