Lengkok Merak, One Tree Hill, Central Region, Singapore
$15,000,000
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Total Transactions
4
Average Price
S12.0M
Total Value
S47.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 9 URA transactions · 2 outliers removed (IQR)
Fair Value
S$9.20M
S$3,066 psf
Asking Price
S$15.00M
S$3,833 psf
vs Market
+63.1%
vs Last Done
+28.2%
Tenure
Freehold
No lease decay
Confidence
Medium
9 comps
Nearest MRT
Orchard
611m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$3,036
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$3,066
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2025 | JALAN ARNAP Floor - | 3,638sqft | S$10,880,000 | ▼S$2,990 -2.5% vs FV | Freehold |
Jan 2025 | JALAN ARNAP Floor - | 3,638sqft | S$10,880,000 | ▼S$2,990 -2.5% vs FV | Freehold |
Jul 2024 | JALAN ARNAP Floor - | 3,209sqft | S$9,900,000 | ▲S$3,085 +0.6% vs FV | Freehold |
May 2024 | JALAN ARNAP Floor - | 10,507sqft | S$32,500,888 | ▲S$3,093 +0.9% vs FV | Freehold |
May 2024 | JALAN ARNAP Floor - | 3,389sqft | S$10,200,000 | ▼S$3,010 -1.8% vs FV | Freehold |
Dec 2023 | JALAN ARNAP Floor - | 3,164sqft | S$9,500,000 | ▼S$3,003 -2.1% vs FV | Freehold |
Jan 2023 | JALAN ARNAP Floor - | 4,867sqft | S$15,050,000 | ▲S$3,092 +0.8% vs FV | Freehold |
Nov 2022 | JALAN ARNAP Floor - | 3,090sqft | S$9,700,000 | ▲S$3,139 +2.4% vs FV | Freehold |
Aug 2022 | JALAN ARNAP Floor - | 3,703sqft | S$10,400,000 | ▼S$2,809 -8.4% vs FV | Freehold |
Sep 2021 | JALAN ARNAP Floor - | 2,601sqft | S$8,100,000 | ▲S$3,115 +1.6% vs FV | Freehold |
JALAN ARNAP
Jan 2025 · Floor -
-2.5% vs FV
JALAN ARNAP
Jan 2025 · Floor -
-2.5% vs FV
JALAN ARNAP
Jul 2024 · Floor -
+0.6% vs FV
JALAN ARNAP
May 2024 · Floor -
+0.9% vs FV
JALAN ARNAP
May 2024 · Floor -
-1.8% vs FV
JALAN ARNAP
Dec 2023 · Floor -
-2.1% vs FV
JALAN ARNAP
Jan 2023 · Floor -
+0.8% vs FV
JALAN ARNAP
Nov 2022 · Floor -
+2.4% vs FV
JALAN ARNAP
Aug 2022 · Floor -
-8.4% vs FV
JALAN ARNAP
Sep 2021 · Floor -
+1.6% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.