Upper Bukit Timah Road, Anak Bukit, Central Region, Singapore
$8,288,000
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Total Transactions
16
Average Price
S1.8M
Total Value
S28.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 6 URA transactions
Fair Value
S$10.76M
S$2,385 psf
Asking Price
S$8.29M
S$2,574 psf
vs Market
-23.0%
vs Last Done
+2.5%
Tenure
Freehold
No lease decay
Confidence
Medium
6 comps
Nearest MRT
Clementi
3112m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$2,317
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,385
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | LORONG PISANG EMAS Floor - | 3,338sqft | S$8,380,000 | ▲S$2,511 +5.3% vs FV | Freehold |
Aug 2025 | LORONG PISANG EMAS Floor - | 3,338sqft | S$8,380,000 | ▲S$2,511 +5.3% vs FV | Freehold |
Aug 2025 | LORONG PISANG EMAS Floor - | 3,338sqft | S$8,380,000 | ▲S$2,511 +5.3% vs FV | Freehold |
Feb 2023 | LORONG KILAT Floor - | 2,051sqft | S$4,588,000 | ▼S$2,237 -6.2% vs FV | Freehold |
Nov 2022 | JALAN WAJEK Floor - | 5,823sqft | S$10,380,000 | ▼S$1,782 -25.3% vs FV | 999 yrs lease commencing from 1885 |
Sep 2021 | LORONG PISANG EMAS Floor - | 2,125sqft | S$3,500,000 | ▼S$1,647 -30.9% vs FV | Freehold |
Sep 2021 | LORONG PISANG EMAS Floor - | 2,125sqft | S$3,500,000 | ▼S$1,647 -30.9% vs FV | Freehold |
LORONG PISANG EMAS
Aug 2025 · Floor -
+5.3% vs FV
LORONG PISANG EMAS
Aug 2025 · Floor -
+5.3% vs FV
LORONG PISANG EMAS
Aug 2025 · Floor -
+5.3% vs FV
LORONG KILAT
Feb 2023 · Floor -
-6.2% vs FV
JALAN WAJEK
Nov 2022 · Floor -
-25.3% vs FV
LORONG PISANG EMAS
Sep 2021 · Floor -
-30.9% vs FV
LORONG PISANG EMAS
Sep 2021 · Floor -
-30.9% 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.