191 Rochor Road 188476, Bugis, Central Region, Singapore
$1,700,000




















Key Points 1. Right in the heart of the city with superb connectivity & transportation network 2. Minutes’ walk to 3 MRT stations (Bugis, City Hall, Esplanade) 3. The CBD & The Marina Bay Financial District is 2 & 3 MRT stations away respectively 4. Minutes’ drive to Orchard Road shopping belt 5. Abundance of amenities & food options round the clock within walking distance 6. Well-designed regular-shaped layouts, with Master bedrooms that allow for King-sized beds 7. Home/Work concept with flexible integrated furniture provision for studio & 1-bedroom unit types 8. Unique facilities with co-working environment & high-intensity fitness equipment 9. Smart features that are firsts in residential condominium 10. 132 bicycle lots to facilitate sustainable, car-lite city living 11. High investment opportunity with the rejuvenation of the Rochor-Ophir Corridor 12. Ready pool of tenants with many Grade-A offices & tertiary institutions in the vicinity
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
88
Average Price
S2.0M
Total Value
S173.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 572 URA transactions · 3 outliers removed (IQR)
Fair Value
S$1.52M
S$2,309 psf
Asking Price
S$1.70M
S$2,588 psf
vs Market
+12.0%
vs Last Done
+6.5%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
572 comps
Nearest MRT
Bugis
199m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
572 comparable transactions
S$2,575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,309
Recent Comparable Transactions
10 shown · 572 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▲S$2,431 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▲S$2,431 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | FRASER STREET Floor 06-10 | 721sqft | S$1,510,000 | ▼S$2,094 -9.3% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | FRASER STREET Floor 31-35 | 1,001sqft | S$2,200,000 | ▼S$2,198 -4.8% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | FRASER STREET Floor 06-10 | 420sqft | S$970,000 | ▲S$2,311 +0.1% vs FV | 99 yrs lease commencing from 2011 |
Jul 2025 | MIDDLE ROAD Floor 11-15 | 635sqft | S$1,580,000 | ▲S$2,488 +7.8% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | FRASER STREET Floor 31-35 | 1,528sqft | S$3,450,000 | ▼S$2,257 -2.3% vs FV | 99 yrs lease commencing from 2011 |
Jun 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,500,000 | ▲S$3,399 +47.2% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 21-25 | 753sqft | S$2,680,000 | ▲S$3,557 +54.0% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | MIDDLE ROAD Floor 01-05 | 753sqft | S$2,050,000 | ▲S$2,721 +17.8% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | TAN QUEE LAN STREET Floor 26-30 | 1,066sqft | S$3,300,000 | ▲S$3,097 +34.1% vs FV | 99 yrs lease commencing from 2019 |
MIDDLE ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
MIDDLE ROAD
Aug 2025 · Floor 01-05
+5.3% vs FV
FRASER STREET
Aug 2025 · Floor 06-10
-9.3% vs FV
FRASER STREET
Aug 2025 · Floor 31-35
-4.8% vs FV
FRASER STREET
Aug 2025 · Floor 06-10
+0.1% vs FV
MIDDLE ROAD
Jul 2025 · Floor 11-15
+7.8% vs FV
FRASER STREET
Jul 2025 · Floor 31-35
-2.3% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
+47.2% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+54.0% vs FV
MIDDLE ROAD
Jun 2025 · Floor 01-05
+17.8% vs FV
TAN QUEE LAN STREET
Jun 2025 · Floor 26-30
+34.1% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.