531 Upper Cross Street 050531, China Square, Central Region, Singapore
$650,000











Rare City Home for Own Stay — 3I Modified, Blk 535 Upper Cross Street Experience the charm of heritage living in the heart of the city. This 3-Room (Modified) flat at Blk 535 Upper Cross Street offers convenience, culture, and connectivity all in one address. ???? Prime Central Location Situated between Chinatown and Clarke Quay, you are minutes from the CBD, yet surrounded by vibrant food, shopping, and cultural spots. MRT Access within 3–6 mins’ walk: Chinatown MRT (NE4/DT19) – Direct to HarbourFront, Dhoby Ghaut, and Marina Bay Telok Ayer (DT18) – Easy link to Downtown / Bugis Clarke Quay (NE5) – Walk to The Central Mall and Singapore River Maxwell (TE18) & Outram Park (EWL/NEL/TEL) – Multiple interchanges connecting the entire island ???? Everyday Convenience Chinatown Point, People’s Park Complex, and Hong Lim Market & Food Centre right at your doorstep 24-hour Sheng Siong supermarket at Blk 52 Chin Swee Road Short walk to Maxwell Food Centre and Pearl’s Hill City Park for weekend strolls Surrounded by eateries, clinics, and community amenities — no need to travel far for daily needs ???? Nearby Schools For families, reputable schools such as Cantonment Primary School and River Valley Primary School are within short driving distance (buyers to verify 1 / 2 km radius via OneMap). ???? Why This Home Excellent for own stay — walk to work in the CBD, dine in Chinatown, or relax by the Singapore River Quiet city-fringe environment with modern transport links and full amenities Perfect balance between convenience and lifestyle
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 154 HDB resale transactions (data.gov.sg)
Fair Value
S$613,470
S$837 psf
Asking Price
S$650,000
S$887 psf
vs Market
+6.0%
vs Last Done
+28.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
154 comps
Nearest MRT
Chinatown
102m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
154 comparable transactions
S$759
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$837
Recent Comparable Transactions
10 shown · 154 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 4 SAGO LANE Floor 16 TO 18 | 721sqft | S$500,000 | ▼S$693 -17.2% vs FV | 99yr from 1974 |
Apr 2026 | Blk 4 SAGO LANE Floor 16 TO 18 | 721sqft | S$500,000 | ▼S$693 -17.2% vs FV | 99yr from 1974 |
Apr 2026 | Blk 1 TG PAGAR PLAZA Floor 22 TO 24 | 635sqft | S$605,000 | ▲S$953 +13.9% vs FV | 99yr from 1977 |
Apr 2026 | Blk 536 UPP CROSS ST Floor 16 TO 18 | 732sqft | S$610,000 | ▼S$833 -0.5% vs FV | 99yr from 1981 |
Apr 2026 | Blk 636 VEERASAMY RD Floor 04 TO 06 | 775sqft | S$542,000 | ▼S$699 -16.5% vs FV | 99yr from 1985 |
Mar 2026 | Blk 28 KELANTAN RD Floor 10 TO 12 | 700sqft | S$508,888 | ▼S$727 -13.1% vs FV | 99yr from 1977 |
Mar 2026 | Blk 28 KELANTAN RD Floor 07 TO 09 | 700sqft | S$455,000 | ▼S$650 -22.3% vs FV | 99yr from 1977 |
Mar 2026 | Blk 28 KELANTAN RD Floor 07 TO 09 | 797sqft | S$518,888 | ▼S$651 -22.2% vs FV | 99yr from 1977 |
Mar 2026 | Blk 271 QUEEN ST Floor 07 TO 09 | 646sqft | S$510,000 | ▼S$790 -5.6% vs FV | 99yr from 1979 |
Mar 2026 | Blk 269A QUEEN ST Floor 04 TO 06 | 721sqft | S$600,000 | ▼S$832 -0.6% vs FV | 99yr from 1984 |
Mar 2026 | Blk 1 TG PAGAR PLAZA Floor 07 TO 09 | 635sqft | S$500,000 | ▼S$787 -6.0% vs FV | 99yr from 1977 |
Blk 4 SAGO LANE
Apr 2026 · Floor 16 TO 18
-17.2% vs FV
Blk 4 SAGO LANE
Apr 2026 · Floor 16 TO 18
-17.2% vs FV
Blk 1 TG PAGAR PLAZA
Apr 2026 · Floor 22 TO 24
+13.9% vs FV
Blk 536 UPP CROSS ST
Apr 2026 · Floor 16 TO 18
-0.5% vs FV
Blk 636 VEERASAMY RD
Apr 2026 · Floor 04 TO 06
-16.5% vs FV
Blk 28 KELANTAN RD
Mar 2026 · Floor 10 TO 12
-13.1% vs FV
Blk 28 KELANTAN RD
Mar 2026 · Floor 07 TO 09
-22.3% vs FV
Blk 28 KELANTAN RD
Mar 2026 · Floor 07 TO 09
-22.2% vs FV
Blk 271 QUEEN ST
Mar 2026 · Floor 07 TO 09
-5.6% vs FV
Blk 269A QUEEN ST
Mar 2026 · Floor 04 TO 06
-0.6% vs FV
Blk 1 TG PAGAR PLAZA
Mar 2026 · Floor 07 TO 09
-6.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property situated in the Central Area is pegged at an estimated value of $613,470, translating to a price per square foot (PSF) of $837. With a remaining lease of 75 years, this property is strategically positioned to attract both owner-occupiers and savvy investors seeking to capitalize on the robust demand in this prime locality. The valuation reflects a significant 6% premium above the baseline market value, indicative of the competitive nature of the Central Area's real estate landscape.
Our analysis, grounded in data from 154 recent HDB resale transactions within the vicinity, reveals a high model confidence level, suggesting a strong correlation between the estimated value and current market conditions. The sustained interest in central properties, buoyed by Singapore's ongoing urbanization and infrastructural developments, has solidified the HDB's desirability in this area. As such, the elevated valuation not only underscores the property's intrinsic value but also signals a potential for continued appreciation in a thriving market characterized by limited supply and high demand.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.