Meng Suan Road, Nee Soon, North Region, Singapore
$5,500,000
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Total Transactions
12
Average Price
S3.7M
Total Value
S44.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 10 URA transactions · 1 outliers removed (IQR)
Fair Value
S$9.28M
S$1,628 psf
Asking Price
S$5.50M
S$965 psf
vs Market
-40.7%
vs Last Done
-40.3%
Tenure
Freehold
No lease decay
Confidence
High
10 comps
Nearest MRT
Khatib
2551m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$1,628
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$1,628
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2025 | MENG SUAN ROAD Floor - | 2,782sqft | S$4,500,000 | ▼S$1,617 -0.7% vs FV | 999 yrs lease commencing from 1884 |
Feb 2025 | MENG SUAN ROAD Floor - | 2,782sqft | S$4,500,000 | ▼S$1,617 -0.7% vs FV | 999 yrs lease commencing from 1884 |
Feb 2025 | MENG SUAN ROAD Floor - | 2,782sqft | S$4,500,000 | ▼S$1,617 -0.7% vs FV | 999 yrs lease commencing from 1884 |
Feb 2023 | MENG SUAN ROAD Floor - | 2,221sqft | S$3,600,000 | ▼S$1,621 -0.4% vs FV | 999 yrs lease commencing from 1884 |
Feb 2023 | MENG SUAN ROAD Floor - | 2,221sqft | S$3,600,000 | ▼S$1,621 -0.4% vs FV | 999 yrs lease commencing from 1884 |
Aug 2021 | MENG SUAN ROAD Floor - | 1,934sqft | S$3,280,000 | ▲S$1,696 +4.2% vs FV | 999 yrs lease commencing from 1884 |
Aug 2021 | MENG SUAN ROAD Floor - | 1,947sqft | S$3,383,000 | ▲S$1,737 +6.7% vs FV | 999 yrs lease commencing from 1884 |
Aug 2021 | MENG SUAN ROAD Floor - | 1,934sqft | S$3,280,000 | ▲S$1,696 +4.2% vs FV | 999 yrs lease commencing from 1884 |
Aug 2021 | MENG SUAN ROAD Floor - | 1,947sqft | S$3,383,000 | ▲S$1,737 +6.7% vs FV | 999 yrs lease commencing from 1884 |
Jun 2021 | THONG BEE ROAD Floor - | 1,614sqft | S$2,480,000 | ▼S$1,537 -5.6% vs FV | Freehold |
Jun 2021 | THONG BEE ROAD Floor - | 1,611sqft | S$2,408,000 | ▼S$1,494 -8.2% vs FV | Freehold |
MENG SUAN ROAD
Feb 2025 · Floor -
-0.7% vs FV
MENG SUAN ROAD
Feb 2025 · Floor -
-0.7% vs FV
MENG SUAN ROAD
Feb 2025 · Floor -
-0.7% vs FV
MENG SUAN ROAD
Feb 2023 · Floor -
-0.4% vs FV
MENG SUAN ROAD
Feb 2023 · Floor -
-0.4% vs FV
MENG SUAN ROAD
Aug 2021 · Floor -
+4.2% vs FV
MENG SUAN ROAD
Aug 2021 · Floor -
+6.7% vs FV
MENG SUAN ROAD
Aug 2021 · Floor -
+4.2% vs FV
MENG SUAN ROAD
Aug 2021 · Floor -
+6.7% vs FV
THONG BEE ROAD
Jun 2021 · Floor -
-5.6% vs FV
THONG BEE ROAD
Jun 2021 · Floor -
-8.2% 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.