
























- Premium Facing, Pool and unblocked View - Best layout, dumbbell layout, no space waste - Balcony facing north, High Floor > 10, Bright and Breeze - Many windows for cross ventilation, best air flow - Spacious living room and master room - Master room gets walk-in wardrobe - Junior master room gets ensuite bathroom - Common rooms are decent sizes - Private Lift and bathtub available - Very close to Woodleigh MRT Exit and Stanford American School - Woodleigh Mall is a brand new integrated mall, Just stone away - Primary School within 1k: Maris stella, St Andrew and Cedar Primary - Currently tenanted $13.5k till Dec 2027 For viewing, pls contact Ben Xia via 9695.1591 or wechat: tianpengxia1984
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
182
Average Price
S1.6M
Total Value
S295.9M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 1919 URA transactions · 9 outliers removed (IQR)
Fair Value
S$2.99M
S$1,746 psf
Asking Price
S$4.00M
S$2,338 psf
vs Market
+33.9%
vs Last Done
+33.4%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
1919 comps
Nearest MRT
Woodleigh
148m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1919 comparable transactions
S$1,886
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.856
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,746
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | PHENG GECK AVENUE | 474 | S$830,000 | S$1,752 | 11-15 | 99 yrs lease commencing from 2010 |
| 2025-08 | PHENG GECK AVENUE | 474 | S$830,000 | S$1,752 | 11-15 | 99 yrs lease commencing from 2010 |
| 2025-08 | PHENG GECK AVENUE | 850 | S$1,510,000 | S$1,776 | 11-15 | 99 yrs lease commencing from 2010 |
| 2025-08 | MEYAPPA CHETTIAR ROAD | 840 | S$1,860,000 | S$2,215 | 16-20 | 99 yrs lease commencing from 2014 |
| 2025-08 | WOODLEIGH LANE | 463 | S$1,035,000 | S$2,236 | 11-15 | 99 yrs lease commencing from 2017 |
| 2025-08 | WOODLEIGH LANE | 1,346 | S$2,770,000 | S$2,059 | 11-15 | 99 yrs lease commencing from 2017 |
| 2025-08 | WOODLEIGH LANE | 463 | S$980,888 | S$2,119 | 11-15 | 99 yrs lease commencing from 2017 |
| 2025-08 | WOODSVILLE CLOSE | 495 | S$895,000 | S$1,808 | 06-10 | Freehold |
| 2025-08 | PHENG GECK AVENUE | 786 | S$1,388,000 | S$1,766 | 01-05 | 99 yrs lease commencing from 2012 |
| 2025-08 | BIDADARI PARK DRIVE | 743 | S$1,860,000 | S$2,504 | 11-15 | 99 yrs lease commencing from 2017 |
| 2025-08 | MEYAPPA CHETTIAR ROAD | 474 | S$1,150,000 | S$2,428 | 06-10 | Freehold |
Showing 10 most recent transactions from 1919 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1919 URA transactions (9 outliers removed), adjusted for: Tenure decay (14.4% discount); MRT Woodleigh 148m away (+3%); AI-detected value boosters: unblocked view, high ceiling, brand new (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.