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Total Transactions
3
Average Price
S5.7M
Total Value
S17.0M
Calculating fair value from URA transaction data…
License: L3008829F
Automated Valuation based on 760 URA transactions · 14 outliers removed (IQR)
Fair Value
S$5.21M
S$1,302 psf
Asking Price
S$6.50M
S$1,346 psf
vs Market
+24.8%
vs Last Done
-28.3%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
760 comps
Nearest MRT
Dover
659m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
760 comparable transactions
S$1,774
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$1,302
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | JALAN ISTIMEWA | 3,283 | S$6,160,000 | S$1,876 | - | 999 yrs lease commencing from 1877 |
| 2025-08 | JALAN ISTIMEWA | 3,283 | S$6,160,000 | S$1,876 | - | 999 yrs lease commencing from 1877 |
| 2025-08 | RIDGEWOOD CLOSE | 2,185 | S$4,700,000 | S$2,151 | 11-15 | Freehold |
| 2025-08 | MOONBEAM DRIVE | 4,369 | S$11,080,000 | S$2,536 | - | 999 yrs lease commencing from 1885 |
| 2025-08 | HOLLAND GROVE DRIVE | 3,160 | S$7,080,000 | S$2,240 | - | Freehold |
| 2025-08 | HOLLAND ROAD | 1,905 | S$3,218,000 | S$1,689 | 06-10 | 99 yrs lease commencing from 2001 |
| 2025-07 | DOVER RISE | 969 | S$1,300,000 | S$1,342 | 11-15 | 99 yrs lease commencing from 1993 |
| 2025-07 | OEI TIONG HAM PARK | 1,808 | S$3,180,000 | S$1,759 | 01-05 | Freehold |
| 2025-07 | GROVE AVENUE | 4,211 | S$11,000,000 | S$2,612 | - | Freehold |
| 2025-07 | HOLLAND ROAD | 1,959 | S$4,100,000 | S$2,093 | 11-15 | 999 yrs lease commencing from 1885 |
| 2025-07 | JALAN ISTIMEWA | 10,853 | S$20,500,000 | S$1,889 | - | Freehold |
Showing 10 most recent transactions from 760 total comparables used in valuation.
HELIOS AI Analysis
Based on 760 URA transactions (14 outliers removed), adjusted for: Tenure decay (27.3% discount); MRT Dover 659m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.