223 Upper Paya Lebar Road 533874, Upper Paya Lebar, North-east Region, Singapore
$4,200 /month


















Looking for nice 2 bedder unit, here is one you should not miss: * High floor unit with unblocked view * Main road facing but bright & breezy * 2 bedrooms, 1 bathroom, 657 sqft * Suitable for couple / single to stay * Fully furnished with white goods, dining furnitures, sofa and beds * Kitchen appliances from Smeg, bathroom fixtures and fittings from Keramag (high quality brand) * Very quiet and peaceful neighbourhood * Facilities to enjoy: Tennis court, 50m lap pool, gym, aquatic gym, forest stream, function room, karaoke room, study room, game room * Amenities nearby: shops, eateries, Kensington Mall, NEX, nearest Bartley mrt station * Available from 9th November onwards * Friendly owners willing to discuss If interested, can arrange viewings with me. Cheers, JJ | Assoc Group Director | 9221 XXXX | jjwongsg.com
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…
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Estimated sale value based on 247 URA transactions
Fair Value
S$1.06M
S$1,611 psf
Asking Price
S$4,200
S$7 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
+5%
Adjusted Fair Value PSF
S$1,611
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 +43.1% 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 +43.1% 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 +30.2% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 495sqft | S$905,000 | ▲S$1,828 +13.5% 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 +38.0% 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 +26.5% 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 +19.1% 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 +27.2% 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 +18.6% 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 +28.1% 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 +21.3% vs FV | 99 yrs lease commencing from 2014 |
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
+43.1% vs FV
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
+43.1% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 16-20
+30.2% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+13.5% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 11-15
+38.0% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+26.5% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+19.1% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+27.2% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
+18.6% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 01-05
+28.1% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 01-05
+21.3% 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.