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
The HDB 4-room property in Bukit Merah, with a remaining lease of 54 years, has been appraised at an estimated value of $1,957,566, which translates to a significant $699 PSF. This valuation positions the property above the market average, reflecting a striking 139.1% difference from the baseline. Such a premium valuation can be attributed to several compelling factors, including the property’s desirable location, proximity to essential amenities, and the robust demand for housing in this vibrant district of Singapore.
The confidence level of this valuation is categorized as high, derived from an extensive analysis based on 500 recent HDB resale transactions within the vicinity. This robust dataset supports the conclusion that the Bukit Merah property appeals to a diverse demographic, including both local buyers looking for quality living spaces and investors seeking high-value assets. As the market dynamics shift towards a preference for well-located, mid to long-lease properties, this HDB unit stands as a prime example of the evolving landscape of Singapore's real estate, reinforcing both its current valuation and its potential for future appreciation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.