









C.H.E.A.P! C.H.E.A.P! C.H.E.A.P • LAST 2BR FREEHOLD in River Valley • HUGE DISCOUNT: Was 1.76M, **NOW 1.535M** • MUST SELL BY DEVELOPER - Below Value! • VACANT UNIT - Ready for You! • ONE-NIGHT ONLY VIEWING: Wed, 29 Oct (7-8pm) • SAVE OVER $200,000 - Unbelievable Entry Price • EXCLUSIVE OPPORTUNITY for Savvy Investors Don't Miss Out! Call 9831 XXXX NOW!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
10
Average Price
S871K
Total Value
S8.7M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1625 URA transactions · 5 outliers removed (IQR)
Fair Value
S$2.11M
S$2,803 psf
Asking Price
S$1.54M
S$2,039 psf
vs Market
-27.3%
vs Last Done
+13.1%
Tenure
Freehold
No lease decay
Confidence
High
1625 comps
Nearest MRT
Fort Canning
240m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1625 comparable transactions
S$2,721
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,803
Recent Comparable Transactions
10 shown · 1625 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | HAVELOCK ROAD Floor 01-05 | 1,281sqft | S$2,310,000 | ▼S$1,803 -35.7% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | HAVELOCK ROAD Floor 01-05 | 1,281sqft | S$2,310,000 | ▼S$1,803 -35.7% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | CLARKE QUAY Floor 01-05 | 1,959sqft | S$4,880,000 | ▼S$2,491 -11.1% vs FV | 99 yrs lease commencing from 2021 |
Aug 2025 | MARTIN PLACE Floor 11-15 | 1,087sqft | S$3,030,000 | ▼S$2,787 -0.6% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | MARTIN PLACE Floor 26-30 | 1,012sqft | S$3,030,000 | ▲S$2,995 +6.8% vs FV | 99 yrs lease commencing from 2016 |
Aug 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,055sqft | S$2,450,000 | ▼S$2,323 -17.1% vs FV | 929 yrs lease commencing from 1953 |
Aug 2025 | KIM YAM ROAD Floor 01-05 | 947sqft | S$2,520,000 | ▼S$2,660 -5.1% vs FV | Freehold |
Aug 2025 | ROBERTSON QUAY Floor 01-05 | 829sqft | S$1,745,000 | ▼S$2,105 -24.9% vs FV | Freehold |
Aug 2025 | INSTITUTION HILL Floor 01-05 | 624sqft | S$1,830,000 | ▲S$2,931 +4.6% vs FV | 999 yrs lease commencing from 1841 |
Aug 2025 | INSTITUTION HILL Floor 01-05 | 753sqft | S$2,195,000 | ▲S$2,913 +3.9% vs FV | 999 yrs lease commencing from 1841 |
Aug 2025 | INSTITUTION HILL Floor 06-10 | 624sqft | S$2,050,000 | ▲S$3,284 +17.2% vs FV | 999 yrs lease commencing from 1841 |
HAVELOCK ROAD
Aug 2025 · Floor 01-05
-35.7% vs FV
HAVELOCK ROAD
Aug 2025 · Floor 01-05
-35.7% vs FV
CLARKE QUAY
Aug 2025 · Floor 01-05
-11.1% vs FV
MARTIN PLACE
Aug 2025 · Floor 11-15
-0.6% vs FV
MARTIN PLACE
Aug 2025 · Floor 26-30
+6.8% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-17.1% vs FV
KIM YAM ROAD
Aug 2025 · Floor 01-05
-5.1% vs FV
ROBERTSON QUAY
Aug 2025 · Floor 01-05
-24.9% vs FV
INSTITUTION HILL
Aug 2025 · Floor 01-05
+4.6% vs FV
INSTITUTION HILL
Aug 2025 · Floor 01-05
+3.9% vs FV
INSTITUTION HILL
Aug 2025 · Floor 06-10
+17.2% 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.