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The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
94
Average Price
S2.5M
Total Value
S231.9M
Calculating fair value from URA transaction data…
Automated Valuation based on 83 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.12M
S$1,321 psf
Asking Price
S$1.89M
S$2,222 psf
vs Market
+68.2%
vs Last Done
+7.2%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
83 comps
Nearest MRT
Nicoll Highway
219m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
83 comparable transactions
S$1,956
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.655
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,321
Recent Comparable Transactions
10 shown · 83 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | BEACH ROAD Floor 21-25 | 1,119sqft | S$2,320,000 | ▲S$2,072 +56.9% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | BEACH ROAD Floor 21-25 | 1,119sqft | S$2,320,000 | ▲S$2,072 +56.9% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | BEACH ROAD Floor 21-25 | 872sqft | S$1,880,000 | ▲S$2,156 +63.2% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | BEACH ROAD Floor 31-35 | 1,163sqft | S$2,200,000 | ▲S$1,892 +43.2% vs FV | 99 yrs lease commencing from 2008 |
Apr 2025 | BEACH ROAD Floor 16-20 | 1,141sqft | S$2,020,000 | ▲S$1,770 +34.0% vs FV | 99 yrs lease commencing from 2008 |
Jan 2025 | BEACH ROAD Floor 31-35 | 1,173sqft | S$2,308,000 | ▲S$1,967 +48.9% vs FV | 99 yrs lease commencing from 2008 |
Dec 2024 | BEACH ROAD Floor 26-30 | 818sqft | S$1,660,000 | ▲S$2,029 +53.6% vs FV | 99 yrs lease commencing from 2008 |
Dec 2024 | BEACH ROAD Floor 06-10 | 807sqft | S$1,420,000 | ▲S$1,759 +33.2% vs FV | 99 yrs lease commencing from 2008 |
Nov 2024 | BEACH ROAD Floor 26-30 | 1,163sqft | S$2,180,000 | ▲S$1,875 +41.9% vs FV | 99 yrs lease commencing from 2008 |
Sep 2024 | BEACH ROAD Floor 16-20 | 1,163sqft | S$2,010,000 | ▲S$1,729 +30.9% vs FV | 99 yrs lease commencing from 2008 |
Sep 2024 | BEACH ROAD Floor 31-35 | 1,119sqft | S$2,390,000 | ▲S$2,135 +61.6% vs FV | 99 yrs lease commencing from 2008 |
BEACH ROAD
Aug 2025 · Floor 21-25
+56.9% vs FV
BEACH ROAD
Aug 2025 · Floor 21-25
+56.9% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+63.2% vs FV
BEACH ROAD
May 2025 · Floor 31-35
+43.2% vs FV
BEACH ROAD
Apr 2025 · Floor 16-20
+34.0% vs FV
BEACH ROAD
Jan 2025 · Floor 31-35
+48.9% vs FV
BEACH ROAD
Dec 2024 · Floor 26-30
+53.6% vs FV
BEACH ROAD
Dec 2024 · Floor 06-10
+33.2% vs FV
BEACH ROAD
Nov 2024 · Floor 26-30
+41.9% vs FV
BEACH ROAD
Sep 2024 · Floor 16-20
+30.9% vs FV
BEACH ROAD
Sep 2024 · Floor 31-35
+61.6% vs FV
HELIOS AI Analysis
Based on 83 URA transactions (1 outliers removed), adjusted for: Tenure decay (34.4% discount); MRT Nicoll Highway 219m away (+3%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.