Bo Seng Avenue, Malcolm, Central Region, Singapore
$7,500,000

















RARE C.H.E.A.P S.U.P.E.R C.H.E.A.P DON'T MISS OUT D11 SEMI-D FOR SALE Land Size: 2,175 sqft Built up: 4,500 sqft 2.5 storey 5 bedrooms Prime location Squarish and efficient layout Modern design and interiors High quality finishings Quiet and good privacy Good parking space Perfect for families Just mins to Novena MRT and future Mount Pleasant MRT Amenities nearby: Novena Square, Toa Payoh Food Centre and Square 2 1km to ACS Primary (Barker Road) & CHIJ Toa Payoh Call now for enquires/viewings! Contact Zach
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Total Transactions
3
Average Price
S5.2M
Total Value
S15.7M
Calculating fair value from URA transaction data…

License: L3008022J
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Automated Valuation based on 202 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$2.78M
S$618 psf
Asking Price
S$7.50M
S$1,667 psf
vs Market
+169.6%
vs Last Done
+204.8%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
202 comps
Nearest MRT
Novena
833m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
202 comparable transactions
S$577
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$618
Recent Comparable Transactions
10 shown · 202 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▼S$547 -11.5% vs FV | 99yr from 2002 |
Apr 2026 | Blk 312B ANCHORVALE LANE Floor 07 TO 09 | 1,399sqft | S$765,000 | ▼S$547 -11.5% vs FV | 99yr from 2002 |
Apr 2026 | Blk 316C ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$850,000 | ▲S$632 +2.3% vs FV | 99yr from 2003 |
Apr 2026 | Blk 299C COMPASSVALE ST Floor 13 TO 15 | 1,464sqft | S$860,000 | ▼S$587 -5.0% vs FV | 99yr from 2001 |
Apr 2026 | Blk 297A COMPASSVALE ST Floor 04 TO 06 | 1,442sqft | S$795,000 | ▼S$551 -10.8% vs FV | 99yr from 2001 |
Apr 2026 | Blk 225C COMPASSVALE WALK Floor 07 TO 09 | 1,453sqft | S$880,000 | ▼S$606 -1.9% vs FV | 99yr from 1999 |
Apr 2026 | Blk 137 RIVERVALE ST Floor 07 TO 09 | 1,507sqft | S$848,000 | ▼S$563 -8.9% vs FV | 99yr from 1998 |
Apr 2026 | Blk 139 RIVERVALE ST Floor 13 TO 15 | 1,528sqft | S$888,000 | ▼S$581 -6.0% vs FV | 99yr from 1999 |
Apr 2026 | Blk 103 RIVERVALE WALK Floor 01 TO 03 | 1,550sqft | S$860,000 | ▼S$555 -10.2% vs FV | 99yr from 1999 |
Mar 2026 | Blk 316B ANCHORVALE LINK Floor 10 TO 12 | 1,346sqft | S$845,000 | ▲S$628 +1.6% vs FV | 99yr from 2003 |
Mar 2026 | Blk 119D RIVERVALE DR Floor 07 TO 09 | 1,518sqft | S$850,000 | ▼S$560 -9.4% vs FV | 99yr from 2001 |
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
-11.5% vs FV
Blk 312B ANCHORVALE LANE
Apr 2026 · Floor 07 TO 09
-11.5% vs FV
Blk 316C ANCHORVALE LINK
Apr 2026 · Floor 10 TO 12
+2.3% vs FV
Blk 299C COMPASSVALE ST
Apr 2026 · Floor 13 TO 15
-5.0% vs FV
Blk 297A COMPASSVALE ST
Apr 2026 · Floor 04 TO 06
-10.8% vs FV
Blk 225C COMPASSVALE WALK
Apr 2026 · Floor 07 TO 09
-1.9% vs FV
Blk 137 RIVERVALE ST
Apr 2026 · Floor 07 TO 09
-8.9% vs FV
Blk 139 RIVERVALE ST
Apr 2026 · Floor 13 TO 15
-6.0% vs FV
Blk 103 RIVERVALE WALK
Apr 2026 · Floor 01 TO 03
-10.2% vs FV
Blk 316B ANCHORVALE LINK
Mar 2026 · Floor 10 TO 12
+1.6% vs FV
Blk 119D RIVERVALE DR
Mar 2026 · Floor 07 TO 09
-9.4% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $2,781,976.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.