8b Boon Tiong Road 165008, Tiong Bahru, Central Region, Singapore
$1,400,000












Imagine coming home to a warm, inviting space where your family can grow, laugh, and make memories together. This 5-room HDB flat in the ever-charming Tiong Bahru is just that—a perfect blend of comfort and convenience, ready to welcome you with open arms. Spanning a generous 1,238 sqft (115 sqm), this bright and breezy home offers plenty of room for everyone to spread out and thrive. Recently renovated and lovingly maintained, it’s move-in ready, so you can start your new chapter without a hitch. The airy vibe and natural light make every corner feel alive and cozy—perfect for lazy weekend mornings or lively family dinners. Nestled in the heart of vibrant Tiong Bahru, you’re just a short stroll away from the buzz of Tiong Bahru Plaza, the convenience of Tiong Bahru MRT, and the mouthwatering delights at Tiong Bahru Market. Everything you need is right at your doorstep, yet this home feels like a peaceful retreat from the hustle and bustle. Distance to Public transportation: - Bus stop (250m) - Tiong Bahru MRT (350m) Distance to Food and Amenities: - Havelock Road Cooked Food Centre (150m) - Tiong Bahru Market (350m) - Tiong Bahru Plaza (350m) Distance to Child Care: - My World Preschool (155m) - The Orange Academy (260m) Distance to Primary Schools: - Zhangde Pri (580 m) - Alexandra Pri (850 m) - River Valley Pri (within 1 km per One Map) Don't miss out on the opportunity to make this property your new home. Contact me today for more information or to schedule a viewing. Cheers, Darren
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
Automated Valuation based on 138 HDB resale transactions (data.gov.sg)
Fair Value
S$1.23M
S$992 psf
Asking Price
S$1.40M
S$1,131 psf
vs Market
+13.9%
vs Last Done
+44.1%
Tenure
78 yrs
99-year Leasehold · Balance remaining
Confidence
High
138 comps
Nearest MRT
Tiong Bahru
365m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
138 comparable transactions
S$900
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$992
Recent Comparable Transactions
10 shown · 138 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 20 HOLLAND DR Floor 07 TO 09 | 1,259sqft | S$988,000 | ▼S$785 -20.9% vs FV | 99yr from 1975 |
Mar 2026 | Blk 20 HOLLAND DR Floor 07 TO 09 | 1,259sqft | S$988,000 | ▼S$785 -20.9% vs FV | 99yr from 1975 |
Feb 2026 | Blk 92 DAWSON RD Floor 19 TO 21 | 1,313sqft | S$1,700,000 | ▲S$1,295 +30.5% vs FV | 99yr from 2016 |
Feb 2026 | Blk 17 DOVER CRES Floor 19 TO 21 | 1,206sqft | S$1,035,000 | ▼S$859 -13.4% vs FV | 99yr from 2003 |
Feb 2026 | Blk 20 HOLLAND DR Floor 04 TO 06 | 1,259sqft | S$980,000 | ▼S$778 -21.6% vs FV | 99yr from 1975 |
Feb 2026 | Blk 21 HOLLAND DR Floor 22 TO 24 | 1,259sqft | S$1,020,000 | ▼S$810 -18.3% vs FV | 99yr from 1975 |
Feb 2026 | Blk 22 QUEEN'S CL Floor 16 TO 18 | 1,346sqft | S$1,068,000 | ▼S$794 -20.0% vs FV | 99yr from 1996 |
Feb 2026 | Blk 83 STRATHMORE AVE Floor 13 TO 15 | 1,346sqft | S$1,278,000 | ▼S$950 -4.2% vs FV | 99yr from 1997 |
Jan 2026 | Blk 79 DAWSON RD Floor 37 TO 39 | 1,152sqft | S$1,470,000 | ▲S$1,276 +28.6% vs FV | 99yr from 2020 |
Jan 2026 | Blk 20 HOLLAND DR Floor 04 TO 06 | 1,227sqft | S$960,000 | ▼S$782 -21.2% vs FV | 99yr from 1975 |
Jan 2026 | Blk 143 MEI LING ST Floor 07 TO 09 | 1,292sqft | S$1,117,000 | ▼S$865 -12.8% vs FV | 99yr from 1995 |
Blk 20 HOLLAND DR
Mar 2026 · Floor 07 TO 09
-20.9% vs FV
Blk 20 HOLLAND DR
Mar 2026 · Floor 07 TO 09
-20.9% vs FV
Blk 92 DAWSON RD
Feb 2026 · Floor 19 TO 21
+30.5% vs FV
Blk 17 DOVER CRES
Feb 2026 · Floor 19 TO 21
-13.4% vs FV
Blk 20 HOLLAND DR
Feb 2026 · Floor 04 TO 06
-21.6% vs FV
Blk 21 HOLLAND DR
Feb 2026 · Floor 22 TO 24
-18.3% vs FV
Blk 22 QUEEN'S CL
Feb 2026 · Floor 16 TO 18
-20.0% vs FV
Blk 83 STRATHMORE AVE
Feb 2026 · Floor 13 TO 15
-4.2% vs FV
Blk 79 DAWSON RD
Jan 2026 · Floor 37 TO 39
+28.6% vs FV
Blk 20 HOLLAND DR
Jan 2026 · Floor 04 TO 06
-21.2% vs FV
Blk 143 MEI LING ST
Jan 2026 · Floor 07 TO 09
-12.8% vs FV
HELIOS AI Analysis
<p>In the vibrant locale of Queenstown, the valuation of this HDB 5 Room unit, with a remaining lease of 78 years, stands at an estimated value of <strong>$1,228,611</strong>, translating to <strong>$992 PSF</strong>. This valuation is notably positioned <strong>13.9% above the market baseline</strong>, indicating a robust demand and a premium status for properties in this desirable neighbourhood. The high confidence level of this model is supported by an extensive analysis drawn from <strong>138 recent HDB resale transactions</strong> in the vicinity, showcasing a consistent upward trend in property values.</p> <p>The Queenstown area, known for its strategic location and comprehensive amenities, continues to attract discerning buyers, further solidifying its reputation in the competitive Singaporean real estate market. With a remaining lease of 78 years, this property not only offers a substantial living space but also reflects the optimism surrounding long-term investments in HDB properties. As market dynamics evolve, this valuation serves as a compelling signal for both potential investors and current homeowners, highlighting Queenstown's enduring appeal and the strength of its property market.</p>
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.