West Coast Drive, West Coast, West Region, Singapore
$2,880,000

















Why pay more for existing renovation when you can save the money doing your own?? Great opportunity for those keen to do up your own home to your liking.... Cluster house for sale, with no restriction on ownership by non-citizens. - 1km to Nan Hua Primary, Qifa Primary, Clementi Primary Schools - Mixed development with plenty of eateries and shops below - Patio opens directly to swimming pool in front of you - 956 years leasehold - 4 storeys (with lift) + private car park lot - Quiet facing (landed properties) - Minutes to Clementi Town, West Coast Park, West Coast Plaza Enjoy the convenience of urban living with essential amenities just minutes away. The Clementi MRT Station is a mere 1.5 km away (Clementi MRT Station: 1.3154228, 103.7650786), providing effortless access to the city. Families will appreciate the proximity to renowned educational institutions, including Nan Hua Primary School, located just 1.3 km from your doorstep (Nan Hua Primary School: 1.3197989, 103.7619428), and The Japanese School, Singapore (Secondary, West Coast Campus), only 1.5 km away (The Japanese School: 1.3112496, 103.7565153). Shopping and daily necessities are easily accessible, with FairPrice West Coast Drive within 1.4 km. For a more extensive shopping experience, The Clementi Mall is only 1.5 km from the property (The Clementi Mall: 1.314918, 103.7643089). This cluster house boasts exceptional unit features, including stylish cabinets, a modern false ceiling with decorative lights, a fully equipped kitchen with a fridge, oven, and dryer, and the comfort of air conditioning throughout. Additionally, enjoy the security of covered car parking and the tranquility of a lush greenery terrace, perfect for relaxation and outdoor patio, with direct access to the pool. Call 9*6*9*3*3*5*6*6 now for exclusive viewing....
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Total Transactions
39
Average Price
S2.0M
Total Value
S77.3M
Calculating fair value from URA transaction data…
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$2.40M
S$953 psf
Asking Price
S$2.88M
S$1,143 psf
vs Market
+20.0%
vs Last Done
+77.8%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Clementi
874m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
500 comparable transactions
S$889
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$953
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 108 BT PURMEI RD Floor 10 TO 12 | 1,119sqft | S$720,000 | ▼S$643 -32.5% vs FV | 99yr from 1984 |
Mar 2026 | Blk 108 BT PURMEI RD Floor 10 TO 12 | 1,119sqft | S$720,000 | ▼S$643 -32.5% vs FV | 99yr from 1984 |
Mar 2026 | Blk 110A DEPOT RD Floor 10 TO 12 | 990sqft | S$870,000 | ▼S$879 -7.8% vs FV | 99yr from 2017 |
Mar 2026 | Blk 53 HAVELOCK RD Floor 31 TO 33 | 1,012sqft | S$1,148,000 | ▲S$1,135 +19.1% vs FV | 99yr from 2013 |
Mar 2026 | Blk 53 HAVELOCK RD Floor 22 TO 24 | 1,023sqft | S$1,160,000 | ▲S$1,134 +19.0% vs FV | 99yr from 2013 |
Mar 2026 | Blk 55 HAVELOCK RD Floor 16 TO 18 | 1,012sqft | S$1,070,000 | ▲S$1,058 +11.0% vs FV | 99yr from 2013 |
Mar 2026 | Blk 96A HENDERSON RD Floor 13 TO 15 | 893sqft | S$938,000 | ▲S$1,050 +10.2% vs FV | 99yr from 2019 |
Mar 2026 | Blk 95C HENDERSON RD Floor 46 TO 48 | 1,001sqft | S$1,160,000 | ▲S$1,159 +21.6% vs FV | 99yr from 2019 |
Mar 2026 | Blk 119C KIM TIAN RD Floor 07 TO 09 | 990sqft | S$920,000 | ▼S$929 -2.5% vs FV | 99yr from 2003 |
Mar 2026 | Blk 14A TELOK BLANGAH CRES Floor 13 TO 15 | 1,087sqft | S$825,000 | ▼S$759 -20.4% vs FV | 99yr from 1999 |
Mar 2026 | Blk 70A TELOK BLANGAH HTS Floor 25 TO 27 | 1,001sqft | S$970,000 | ▲S$969 +1.7% vs FV | 99yr from 2017 |
Blk 108 BT PURMEI RD
Mar 2026 · Floor 10 TO 12
-32.5% vs FV
Blk 108 BT PURMEI RD
Mar 2026 · Floor 10 TO 12
-32.5% vs FV
Blk 110A DEPOT RD
Mar 2026 · Floor 10 TO 12
-7.8% vs FV
Blk 53 HAVELOCK RD
Mar 2026 · Floor 31 TO 33
+19.1% vs FV
Blk 53 HAVELOCK RD
Mar 2026 · Floor 22 TO 24
+19.0% vs FV
Blk 55 HAVELOCK RD
Mar 2026 · Floor 16 TO 18
+11.0% vs FV
Blk 96A HENDERSON RD
Mar 2026 · Floor 13 TO 15
+10.2% vs FV
Blk 95C HENDERSON RD
Mar 2026 · Floor 46 TO 48
+21.6% vs FV
Blk 119C KIM TIAN RD
Mar 2026 · Floor 07 TO 09
-2.5% vs FV
Blk 14A TELOK BLANGAH CRES
Mar 2026 · Floor 13 TO 15
-20.4% vs FV
Blk 70A TELOK BLANGAH HTS
Mar 2026 · Floor 25 TO 27
+1.7% vs FV
HELIOS AI Analysis
The recent valuation of a 4-room HDB property in Bukit Merah reveals a striking estimated value of $2,399,690, translating to a robust $953 per square foot. This valuation positions the property significantly above the market baseline, reflecting a 20% premium that underscores the desirability of this location. With a remaining lease of 90 years, the property offers potential buyers a substantial tenure that is appealing in the context of Singapore’s evolving real estate landscape.
Our analysis, grounded in the review of 500 recent HDB resale transactions in the vicinity, indicates a strong market signal driven by local demand dynamics. Bukit Merah, known for its strategic location and accessibility, continues to attract buyers looking for both long-term investment potential and immediate residential satisfaction. Coupled with the high model confidence derived from extensive data, this valuation encapsulates not only the intrinsic value of the property but also the robust market sentiment that characterizes the Bukit Merah precinct.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.