





Above photos are Home Stagging Iillusion Purpose Irwell Hill Residences - For SALE •1 Bedroom + Study Room •452 sqft Nearby amenities ⭑ Nearby MRTs • Great World (278 m) - 4 mins walk • 3 MRTs within 1 km ⭑ Nearby Bus stops • River Valley Primary School (111 m) - 2 mins walk • Opposite River Valley Primary School (182 m) - 3 mins walk • The Cosmopolitan (190 m) - 3 mins walk • 6 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Jun's Butchery (お肉屋 정육점) (173 m) - 3 mins walk • CS Fresh (276 m) - 4 mins walk • Cold Storage - Great World City (357 m) - 5 mins walk • 1 more walking distance grocery store within 500 m ⭑ Nearby Schools • Safari House Preschool River Valley (124 m) - 2 mins walk • Kay Poh Road Baptist Kindergarten (270 m) - 4 mins walk • Orpheus Dive | PADI 5 Star IDC & Tec Centre (288 m) - 4 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Alexandra Park Connector (497 m) - 7 mins walk • Kim Seng Park (550 m) - 3 mins drive • Let's dress up and travel together (590 m) - 4 mins drive • 6 more parks within 1 km Please call Desmond Tan +659843XXXX to arrange for a viewing. Ok
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Total Transactions
21
Average Price
S1.9M
Total Value
S39.5M
Automated Valuation based on 3997 URA transactions · 87 outliers removed (IQR)
Fair Value
S$1.14M
S$2,522 psf
Asking Price
S$1.58M
S$3,496 psf
vs Market
+38.6%
Confidence
High
3997 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3997 comparable transactions
S$2,522
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,522
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | JIAK KIM STREET | 2,002 | S$6,050,000 | S$3,022 |
| 2025-08 | GRANGE ROAD | 926 | S$2,809,000 | S$3,034 |
| 2025-08 | GRANGE ROAD | 527 | S$1,664,000 | S$3,155 |
| 2025-08 | GRANGE ROAD | 829 | S$2,630,000 | S$3,173 |
| 2025-08 | MARTIN PLACE | 1,087 | S$3,030,000 | S$2,787 |
Showing 5 most recent transactions from 3997 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.


License: L3002382K