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The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
59
Average Price
S2.0M
Total Value
S120.0M
Automated Valuation based on 1737 URA transactions · 40 outliers removed (IQR)
Fair Value
S$840,922
S$605 psf
Asking Price
S$2.25M
S$1,620 psf
vs Market
+167.6%
vs Last Done
-10.3%
Tenure
72 yrs
99-year Leasehold · Balance remaining
Confidence
High
1737 comps
Nearest MRT
Bukit Gombak
1499m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1737 comparable transactions
S$1,543
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.385
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$605
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | HUME AVENUE | 969 | S$1,750,000 | S$1,806 | 06-10 | Freehold |
| 2025-08 | HUME AVENUE | 969 | S$1,750,000 | S$1,806 | 06-10 | Freehold |
| 2025-08 | HILLVIEW AVENUE | 958 | S$1,830,000 | S$1,910 | 06-10 | Freehold |
| 2025-08 | HILLVIEW TERRACE | 635 | S$1,058,000 | S$1,666 | 01-05 | Freehold |
| 2025-08 | HILLVIEW AVENUE | 1,044 | S$1,400,000 | S$1,341 | 06-10 | 999 yrs lease commencing from 1885 |
| 2025-08 | HILLVIEW RISE | 893 | S$1,687,000 | S$1,888 | 06-10 | 99 yrs lease commencing from 2018 |
| 2025-08 | HILLVIEW RISE | 484 | S$870,000 | S$1,796 | 11-15 | 99 yrs lease commencing from 2018 |
| 2025-08 | HILLVIEW RISE | 635 | S$1,245,000 | S$1,960 | 16-20 | 99 yrs lease commencing from 2018 |
| 2025-08 | HILLVIEW RISE | 990 | S$1,880,000 | S$1,898 | 06-10 | 99 yrs lease commencing from 2018 |
| 2025-08 | HILLVIEW RISE | 700 | S$1,370,000 | S$1,958 | 06-10 | 99 yrs lease commencing from 2018 |
| 2025-08 | HILLVIEW RISE | 786 | S$1,588,000 | S$2,021 | 11-15 | 99 yrs lease commencing from 2018 |
Showing 10 most recent transactions from 1737 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1737 URA transactions (40 outliers removed), adjusted for: Tenure decay (61.5% discount); AI-detected value boosters: ground floor garden (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.


License: L3008022J