Lorong How Sun, Upper Paya Lebar, North-east Region, Singapore
$6,800,000
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Total Transactions
5
Average Price
S5.5M
Total Value
S27.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 107 URA transactions · 3 outliers removed (IQR)
Fair Value
S$10.14M
S$2,028 psf
Asking Price
S$6.80M
S$2,911 psf
vs Market
-32.9%
vs Last Done
+36.3%
Tenure
Freehold
No lease decay
Confidence
High
107 comps
Nearest MRT
Bartley
239m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
107 comparable transactions
S$1,622
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,028
Recent Comparable Transactions
10 shown · 107 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2024 | HOW SUN DRIVE Floor - | 2,155sqft | S$4,600,000 | ▲S$2,135 +5.3% vs FV | Freehold |
May 2024 | HOW SUN DRIVE Floor - | 2,155sqft | S$4,600,000 | ▲S$2,135 +5.3% vs FV | Freehold |
May 2024 | HOW SUN DRIVE Floor - | 3,033sqft | S$5,400,000 | ▼S$1,780 -12.2% vs FV | Freehold |
Jul 2025 | LORONG GAMBIR Floor - | 1,940sqft | S$4,398,888 | ▲S$2,268 +11.8% vs FV | Freehold |
Jul 2025 | LORONG GAMBIR Floor - | 1,940sqft | S$4,398,888 | ▲S$2,268 +11.8% vs FV | Freehold |
Jun 2025 | LORONG GAMBIR Floor - | 2,719sqft | S$4,680,000 | ▼S$1,721 -15.1% vs FV | Freehold |
Jun 2025 | LORONG GAMBIR Floor - | 2,719sqft | S$4,680,000 | ▼S$1,721 -15.1% vs FV | Freehold |
Jun 2025 | UPPER PAYA LEBAR ROAD Floor - | 1,600sqft | S$3,750,000 | ▲S$2,344 +15.6% vs FV | Freehold |
May 2025 | LORONG HOW SUN Floor - | 2,290sqft | S$4,500,888 | ▼S$1,966 -3.1% vs FV | Freehold |
May 2025 | LORONG HOW SUN Floor - | 2,290sqft | S$4,500,888 | ▼S$1,966 -3.1% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▲S$2,343 +15.5% vs FV | Freehold |
HOW SUN DRIVE
May 2024 · Floor -
+5.3% vs FV
HOW SUN DRIVE
May 2024 · Floor -
+5.3% vs FV
HOW SUN DRIVE
May 2024 · Floor -
-12.2% vs FV
LORONG GAMBIR
Jul 2025 · Floor -
+11.8% vs FV
LORONG GAMBIR
Jul 2025 · Floor -
+11.8% vs FV
LORONG GAMBIR
Jun 2025 · Floor -
-15.1% vs FV
LORONG GAMBIR
Jun 2025 · Floor -
-15.1% vs FV
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor -
+15.6% vs FV
LORONG HOW SUN
May 2025 · Floor -
-3.1% vs FV
LORONG HOW SUN
May 2025 · Floor -
-3.1% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
+15.5% 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.