
































[Exclusive Listing] https://www.edgeprop.sg/property-news/rare-corner-freehold-bungalow-three-storey-mixed-landed-zone-versatile-development-potential-1118 Rare 100% Move-In Ready Modern 2-Storey 5-Room Corner Bungalow with Pool | Prime Property - Modern Architectural Design - Corner Plot on High Ground with Park Views - High Degree of Privacy - 5 Bedrooms, all with Ensuite - Spacious Wet and Dry Kitchen - Generous Helpers Room with Private Bath - Wide Frontage Living Area Overlooking Pool - Move-in Ready Condition - Vacant Possession - South-facing on High Ground for Excellent Ventilation - Quiet 3-Storey Mixed Landed Zone - Conveniently Located off Upper Paya Lebar Road - Easy Access to Amenities and Major Roads - Within 1 km of Maris Stella High School and Paya Lebar Methodist Girls' Primary School - Contact Richard or Sharon for an Exclusive Viewing Opportunity! Connect with us on social media at: Youtube /JANYS Instagram /thejanys Tiktok /thejanys # Pool, Tai Keng Garden, Raya Garden, Tai Keng Villas, Kensington Square, Paya Lebar Crescent, Jalan Kelichap, Paya Lebar Methodist Girls School (Primary), Lor Ah Soo, Bartley MRT, How Sun Drive, Maris Stella High Primary, Hougang Avenue
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Total Transactions
28
Average Price
S3.5M
Total Value
S97.3M
Calculating fair value from URA transaction data…


License: L3010624E
Automated Valuation based on 194 URA transactions · 2 outliers removed (IQR)
Fair Value
S$10.11M
S$1,895 psf
Asking Price
S$11.18M
S$1,492 psf
vs Market
+10.5%
vs Last Done
-36.6%
Tenure
Freehold
No lease decay
Confidence
High
194 comps
Nearest MRT
Bartley
827m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
194 comparable transactions
S$1,805
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
+4%
Adjusted Fair Value PSF
S$1,895
Recent Comparable Transactions
10 shown · 194 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | JALAN LEPAS Floor - | 2,000sqft | S$4,708,888 | ▲S$2,355 +24.3% vs FV | Freehold |
Jun 2025 | JALAN LEPAS Floor - | 2,000sqft | S$4,708,888 | ▲S$2,355 +24.3% vs FV | Freehold |
Jun 2025 | HOW SUN AVENUE Floor - | 1,281sqft | S$3,700,000 | ▲S$2,889 +52.5% vs FV | Freehold |
Jun 2025 | UPPER PAYA LEBAR ROAD Floor - | 1,600sqft | S$3,750,000 | ▲S$2,344 +23.7% vs FV | Freehold |
May 2025 | LORONG HOW SUN Floor - | 2,290sqft | S$4,500,888 | ▲S$1,966 +3.7% vs FV | Freehold |
May 2025 | LORONG HOW SUN Floor - | 2,290sqft | S$4,500,888 | ▲S$1,966 +3.7% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▲S$2,343 +23.6% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▲S$2,343 +23.6% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▲S$2,343 +23.6% vs FV | Freehold |
May 2025 | UPPER PAYA LEBAR ROAD Floor - | 1,600sqft | S$2,730,000 | ▼S$1,707 -9.9% vs FV | Freehold |
Apr 2025 | JALAN LEPAS Floor - | 2,093sqft | S$3,900,000 | ▼S$1,864 -1.6% vs FV | Freehold |
JALAN LEPAS
Jun 2025 · Floor -
+24.3% vs FV
JALAN LEPAS
Jun 2025 · Floor -
+24.3% vs FV
HOW SUN AVENUE
Jun 2025 · Floor -
+52.5% vs FV
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor -
+23.7% vs FV
LORONG HOW SUN
May 2025 · Floor -
+3.7% vs FV
LORONG HOW SUN
May 2025 · Floor -
+3.7% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
+23.6% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
+23.6% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
+23.6% vs FV
UPPER PAYA LEBAR ROAD
May 2025 · Floor -
-9.9% vs FV
JALAN LEPAS
Apr 2025 · Floor -
-1.6% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 194 URA transactions (2 outliers removed), adjusted for: MRT Bartley 827m away (+1%); AI-detected value boosters: corner unit, move-in condition (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.