223 Upper Paya Lebar Road 533874, Upper Paya Lebar, North-east Region, Singapore
$3,700 /month











*Exclusi Call 9090XXXX to view now. Key on hand. Urban Comfort Meets Everyday Convenience at BOTANIQUE AT BARTLEY Step into a thoughtfully planned home that balances comfort, practicality, and accessibility. Ideal for those seeking a well-connected city lifestyle, this residence offers easy daily living with a functional layout and a serene environment to unwind after a busy day. Property Details: - For Rent: BOTANIQUE AT BARTLEY - Monthly Rent: S$3,800 - Bedrooms: 2-bedroom configuration - Size: 732 sq ft - Efficient layout designed to optimize living and dining zones - Well-proportioned bedrooms for restful privacy - Modern fittings that support easy maintenance and daily comfort - Bright interiors with a welcoming ambience - Suitable for couples, young families, or professionals seeking a strategic base in the city fringe Nearby Schools: - Bethany Kindergarten (0.22KM) - Bartley Secondary School (0.28KM) - Ramakrishna Mission Sarada Kindergarten (0.34KM) - Maris Stella High School (Primary Section) (0.55KM) - Maris Stella High School (Secondary) (0.55KM) - PCF Sparkletots Preschool @ Potong Pasir Blk 14 (KN) (0.77KM) - St. Gabriel's Secondary School (0.85KM) - Paya Lebar Methodist Girls' School (Primary) (0.91KM) - TPBC Kindergarten (0.94KM) - Paya Lebar Methodist Girls' School (Secondary) (0.99KM) Connectivity: - Bartley MRT (0.26KM) What makes this home stand out is its seamless access to key amenities and schooling options, paired with a comfortable size that supports everyday routines without compromise. The surrounding neighbourhood offers options for dining, groceries, and recreation, while the nearby MRT connects you swiftly to major hubs across the island. Inside, the layout allows you to create distinct zones for work, rest, and gatherings, making it simple to adapt the space to your lifestyle. This is a balanced, move-in-friendly choice for tenants who value convenience and a well-kept environment in the city fringe. Secure this opportunity toda
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
300
Average Price
S1.2M
Total Value
S373.4M
Calculating fair value from URA transaction data…


License: L3002382K
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Estimated sale value based on 247 URA transactions
Fair Value
S$1.11M
S$1,534 psf
Asking Price
S$3,700
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
247 comps
Nearest MRT
Bartley
365m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
247 comparable transactions
S$1,856
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.802
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,534
Recent Comparable Transactions
10 shown · 247 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 958sqft | S$2,208,888 | ▲S$2,306 +50.3% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 958sqft | S$2,208,888 | ▲S$2,306 +50.3% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 16-20 | 732sqft | S$1,535,000 | ▲S$2,097 +36.7% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 495sqft | S$905,000 | ▲S$1,828 +19.2% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 11-15 | 1,066sqft | S$2,368,888 | ▲S$2,223 +44.9% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 721sqft | S$1,470,000 | ▲S$2,038 +32.9% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 657sqft | S$1,260,000 | ▲S$1,919 +25.1% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 732sqft | S$1,500,000 | ▲S$2,049 +33.6% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 657sqft | S$1,255,000 | ▲S$1,911 +24.6% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,066sqft | S$2,200,000 | ▲S$2,064 +34.6% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 732sqft | S$1,430,000 | ▲S$1,954 +27.4% vs FV | 99 yrs lease commencing from 2014 |
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
+50.3% vs FV
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
+50.3% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 16-20
+36.7% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+19.2% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 11-15
+44.9% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+32.9% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+25.1% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+33.6% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+24.6% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 01-05
+34.6% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 01-05
+27.4% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.