West Coast Place, West Coast, West Region, Singapore
$4,680,000




















West Coast Gardens near NEWest Mall 2 storey intermediate terrace A&A Potential for rebuild to increase GFA with addition of mezzanine and an attic (subject to relevant authorities approval) Conveniently located between Jurong 2nd CBD, Jurong Business Park and One North with good quality tenant pool Near access to tertiary institutions viz National University of Singapore, SIM , Ngee Ann Polytechnic, Singapore Polytechnic and NUSS High School, Dover Court Preparatory School, ACS Independent, United World College 3 spacious bedrooms study Extended kitchen Extended patio 1 helper’s room Car porch Facing greenery offer more privacy Front and rear garden Convenient amenities within walking distance to or 1 km to schools Qifa Primary School Nan Hua Primary Clementi Primary Pei Tong Primary (1.095km) The Japanese School Japanese Kindergarten Tanglin Secondary School Shopping and Food Centres Ayer Rajah Market and Food Centre NTUC Fairprice Clementi Sports Centre Clementi Mall West Coast Plaza Nearest mrt Clementi EW23 Minutes walk to exit 2 of future West Coast MRT Cross Island Line (CR18) and Jurong Region Line (JRL) Sizes are approximate. Contact Patricia Teng 9823XXXX for viewing appointment Patricia Teng @ 9823XXXX
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Total Transactions
53
Average Price
S4.3M
Total Value
S230.4M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 500 HDB resale transactions (data.gov.sg)
Fair Value
S$1.96M
S$699 psf
Asking Price
S$4.68M
S$1,672 psf
vs Market
+139.1%
vs Last Done
+45.4%
Tenure
54 yrs
99-year Leasehold · Balance remaining
Confidence
High
500 comps
Nearest MRT
Clementi
950m 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)
×0.771
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$699
Recent Comparable Transactions
10 shown · 500 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 10B BOON TIONG RD Floor 04 TO 06 | 936sqft | S$1,077,000 | ▲S$1,150 +64.5% vs FV | 99yr from 2016 |
Mar 2026 | Blk 10B BOON TIONG RD Floor 04 TO 06 | 936sqft | S$1,077,000 | ▲S$1,150 +64.5% vs FV | 99yr from 2016 |
Mar 2026 | Blk 108 BT PURMEI RD Floor 10 TO 12 | 1,119sqft | S$720,000 | ▼S$643 -8.0% vs FV | 99yr from 1984 |
Mar 2026 | Blk 106 BT PURMEI RD Floor 04 TO 06 | 1,163sqft | S$630,000 | ▼S$542 -22.5% vs FV | 99yr from 1984 |
Mar 2026 | Blk 9 CANTONMENT CL Floor 22 TO 24 | 969sqft | S$960,000 | ▲S$991 +41.8% vs FV | 99yr from 2002 |
Mar 2026 | Blk 110A DEPOT RD Floor 10 TO 12 | 990sqft | S$870,000 | ▲S$879 +25.8% vs FV | 99yr from 2017 |
Mar 2026 | Blk 53 HAVELOCK RD Floor 31 TO 33 | 1,012sqft | S$1,148,000 | ▲S$1,135 +62.4% vs FV | 99yr from 2013 |
Mar 2026 | Blk 53 HAVELOCK RD Floor 22 TO 24 | 1,023sqft | S$1,160,000 | ▲S$1,134 +62.2% vs FV | 99yr from 2013 |
Mar 2026 | Blk 55 HAVELOCK RD Floor 16 TO 18 | 1,012sqft | S$1,070,000 | ▲S$1,058 +51.4% vs FV | 99yr from 2013 |
Mar 2026 | Blk 55 HAVELOCK RD Floor 19 TO 21 | 1,023sqft | S$1,090,000 | ▲S$1,066 +52.5% vs FV | 99yr from 2013 |
Mar 2026 | Blk 102 HENDERSON CRES Floor 04 TO 06 | 861sqft | S$508,000 | ▼S$590 -15.6% vs FV | 99yr from 1970 |
Blk 10B BOON TIONG RD
Mar 2026 · Floor 04 TO 06
+64.5% vs FV
Blk 10B BOON TIONG RD
Mar 2026 · Floor 04 TO 06
+64.5% vs FV
Blk 108 BT PURMEI RD
Mar 2026 · Floor 10 TO 12
-8.0% vs FV
Blk 106 BT PURMEI RD
Mar 2026 · Floor 04 TO 06
-22.5% vs FV
Blk 9 CANTONMENT CL
Mar 2026 · Floor 22 TO 24
+41.8% vs FV
Blk 110A DEPOT RD
Mar 2026 · Floor 10 TO 12
+25.8% vs FV
Blk 53 HAVELOCK RD
Mar 2026 · Floor 31 TO 33
+62.4% vs FV
Blk 53 HAVELOCK RD
Mar 2026 · Floor 22 TO 24
+62.2% vs FV
Blk 55 HAVELOCK RD
Mar 2026 · Floor 16 TO 18
+51.4% vs FV
Blk 55 HAVELOCK RD
Mar 2026 · Floor 19 TO 21
+52.5% vs FV
Blk 102 HENDERSON CRES
Mar 2026 · Floor 04 TO 06
-15.6% vs FV
HELIOS AI Analysis
In the competitive landscape of Singapore's real estate market, the valuation of the HDB 4-room unit in Bukit Merah at an estimated value of $1,957,566 (equating to $699 PSF) indicates a significant premium over the baseline market value, with a striking market signal of 139.1% above average. This valuation is underpinned by a high confidence level, derived from an extensive analysis of 500 recent HDB resale transactions within the vicinity, reflecting robust demand dynamics in this desirable locale.
With a remaining lease of 54 years, the property benefits from a balanced position within the HDB market, where lease longevity plays a critical role in buyer sentiment and investment attractiveness. The substantial premium suggests that prospective buyers are not only paying for the physical attributes of the unit but also for the strategic location and potential for future appreciation. As urban development continues to transform surrounding areas, Bukit Merah's appeal is likely to strengthen, further enhancing the value proposition of this property in the evolving Singaporean real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.