109 Rangoon Road 218390, Kampong Java, Central Region, Singapore
$3,796,000








Honest Developer Asking Price is $3.796M. Discover your dream home with this stunning 4 bedroom, 3 bathroom apartment for sale, available from 2025-10-01. Spanning an impressive 2368 sqft, this residence at 109, Rangoon Road, Singapore offers the perfect blend of space and comfort. Enjoy a comfortable lifestyle with features like air conditioning and a balcony, ideal for relaxing while soaking in the city views. Located just 0.5 km from Farrer Park MRT station, commuting is a breeze. Families will appreciate the proximity to New Life Preschool @ McNair (0.6 km) and ACTFA School of Dance & Performing Arts (1.0 km), ensuring quality education options nearby. For your shopping needs, FairPrice City Square Mall (0.7 km) and City Square Mall (0.8 km) are just a stone's throw away, providing a variety of retail and dining choices. Experience the vibrant community and amenities surrounding this exceptional apartment. Don’t miss out on this rare opportunity to own a spacious home in a prime location. Act now and make this apartment your own!
D08 - Kallang
30 April 2027
Small (14 units)
14 units
1 Block
Not available
The Ranz is a freehold Condo development located in Kallang, District 8. Completed in 2027, it has a total of 1 blocks within the development and comprises a total of 14 units. For young couples or families with children, The Ranz is also close to schools like Tamaris Hairdressing & Beauty School(1987), Zhengfei Cultural Education Centre - Dorset Road and alapana arts.
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Total Transactions
8
Average Price
S733K
Total Value
S5.9M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 824 URA transactions · 1 outliers removed (IQR)
Fair Value
S$4.45M
S$1,881 psf
Asking Price
S$3.80M
S$1,603 psf
vs Market
-14.8%
vs Last Done
+20.2%
Tenure
100 yrs
99-year Leasehold · Balance remaining
Confidence
High
824 comps
Nearest MRT
Farrer Park
267m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
824 comparable transactions
S$1,790
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,881
Recent Comparable Transactions
10 shown · 824 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -29.1% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 01-05 | 1,259sqft | S$1,680,000 | ▼S$1,334 -29.1% vs FV | Freehold |
Aug 2025 | OXFORD ROAD Floor 01-05 | 1,356sqft | S$1,650,000 | ▼S$1,217 -35.3% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | SING AVENUE Floor 01-05 | 1,389sqft | S$1,888,888 | ▼S$1,360 -27.7% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 11-15 | 1,119sqft | S$1,850,000 | ▼S$1,653 -12.1% vs FV | Freehold |
Aug 2025 | MARNE ROAD Floor 06-10 | 721sqft | S$1,300,000 | ▼S$1,803 -4.1% vs FV | Freehold |
Aug 2025 | RACE COURSE ROAD Floor 01-05 | 420sqft | S$742,000 | ▼S$1,768 -6.0% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 16-20 | 1,119sqft | S$1,740,000 | ▼S$1,554 -17.4% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 21-25 | 1,076sqft | S$1,808,000 | ▼S$1,680 -10.7% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▼S$1,675 -11.0% vs FV | Freehold |
Jul 2025 | MERGUI ROAD Floor 26-30 | 1,378sqft | S$2,308,000 | ▼S$1,675 -11.0% vs FV | Freehold |
MERGUI ROAD
Aug 2025 · Floor 01-05
-29.1% vs FV
MERGUI ROAD
Aug 2025 · Floor 01-05
-29.1% vs FV
OXFORD ROAD
Aug 2025 · Floor 01-05
-35.3% vs FV
SING AVENUE
Aug 2025 · Floor 01-05
-27.7% vs FV
MERGUI ROAD
Aug 2025 · Floor 11-15
-12.1% vs FV
MARNE ROAD
Aug 2025 · Floor 06-10
-4.1% vs FV
RACE COURSE ROAD
Aug 2025 · Floor 01-05
-6.0% vs FV
MERGUI ROAD
Jul 2025 · Floor 16-20
-17.4% vs FV
MERGUI ROAD
Jul 2025 · Floor 21-25
-10.7% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
-11.0% vs FV
MERGUI ROAD
Jul 2025 · Floor 26-30
-11.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.