284 Macpherson Road 348608, Kallang Way, Central Region, Singapore
$1,050,000








- Walkup Shophouse Residential Suitable For Investment. 5 Rooms Partitioned. - High Rental Yield Potential. - Rare 9999Yr Leasehold At Low Entry Price. - Functional And Effective Layout. - Sold With Vacant Possession. - Within 1Km: Canossa Catholic Pri Sch, Cedar Pri Sch. - Between 1 - 2Km: Bendemeer Pri Sch, Geylang Methodist Sch (Pri), Maris Stella High Sch, St. Andrew's Junior Sch. - Nearby MRTs Include: Mattar MRT (DT25) and Potong Pasir MRT (NE10). Meet Angus and Tricia: Your Dynamic Real Estate Power Couple. Real estate isn’t just about buying and selling—it’s about making the right moves at the right time. And that’s where we come in. With a combined experience of 19 years and leading a powerhouse team of over 70 dedicated real estate agents, we specialize in delivering results that matter—helping clients to Move Fast, Buy Smart, Sell Strong and Win Big. In today's digital age, presence is key, and Angus and Tricia excel in this realm. With a strong social media following of over 80,000 combined followers on Instagram (@vaingloriousyou / @anguslim_), this gives your listing maximum exposure like no other. Our approach is simple: strategic, data-driven, and always focused on future proofing your assets. When you work with us, you’re making a move that sets you up for long-term success. Let’s make it happen. Your dream home, your next big profit - we handle both. Serious about winning in real estate? So are we! Angus Lim 9635.3065 / Tricia Ong 9029.7512
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Total Transactions
10
Average Price
S2.7M
Total Value
S26.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 426 HDB resale transactions (data.gov.sg) · 74 outliers removed (IQR)
Fair Value
S$509,787
S$614 psf
Asking Price
S$1.05M
S$1,265 psf
vs Market
+106.0%
vs Last Done
+139.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
426 comps
Nearest MRT
Mattar
764m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
426 comparable transactions
S$573
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$614
Recent Comparable Transactions
10 shown · 426 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2026 | Blk 52 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$319,000 | ▼S$529 -13.8% vs FV | 99yr from 1969 |
Jun 2026 | Blk 52 CIRCUIT RD Floor 04 TO 06 | 603sqft | S$319,000 | ▼S$529 -13.8% vs FV | 99yr from 1969 |
Jun 2026 | Blk 53 SIMS PL Floor 04 TO 06 | 700sqft | S$340,000 | ▼S$486 -20.8% vs FV | 99yr from 1981 |
May 2026 | Blk 58 DAKOTA CRES Floor 10 TO 12 | 797sqft | S$605,000 | ▲S$760 +23.8% vs FV | 99yr from 1984 |
Apr 2026 | Blk 58 CIRCUIT RD Floor 10 TO 12 | 603sqft | S$334,000 | ▼S$554 -9.8% vs FV | 99yr from 1969 |
Apr 2026 | Blk 58 CIRCUIT RD Floor 07 TO 09 | 603sqft | S$322,000 | ▼S$534 -13.0% vs FV | 99yr from 1969 |
Apr 2026 | Blk 53 SIMS PL Floor 07 TO 09 | 818sqft | S$430,000 | ▼S$526 -14.3% vs FV | 99yr from 1981 |
Apr 2026 | Blk 53 SIMS PL Floor 04 TO 06 | 818sqft | S$430,000 | ▼S$526 -14.3% vs FV | 99yr from 1981 |
Apr 2026 | Blk 53 SIMS PL Floor 13 TO 15 | 700sqft | S$438,000 | ▲S$626 +2.0% vs FV | 99yr from 1981 |
Mar 2026 | Blk 59 CIRCUIT RD Floor 04 TO 06 | 646sqft | S$329,000 | ▼S$509 -17.1% vs FV | 99yr from 1969 |
Jan 2026 | Blk 57 CIRCUIT RD Floor 07 TO 09 | 603sqft | S$330,000 | ▼S$547 -10.9% vs FV | 99yr from 1969 |
Blk 52 CIRCUIT RD
Jun 2026 · Floor 04 TO 06
-13.8% vs FV
Blk 52 CIRCUIT RD
Jun 2026 · Floor 04 TO 06
-13.8% vs FV
Blk 53 SIMS PL
Jun 2026 · Floor 04 TO 06
-20.8% vs FV
Blk 58 DAKOTA CRES
May 2026 · Floor 10 TO 12
+23.8% vs FV
Blk 58 CIRCUIT RD
Apr 2026 · Floor 10 TO 12
-9.8% vs FV
Blk 58 CIRCUIT RD
Apr 2026 · Floor 07 TO 09
-13.0% vs FV
Blk 53 SIMS PL
Apr 2026 · Floor 07 TO 09
-14.3% vs FV
Blk 53 SIMS PL
Apr 2026 · Floor 04 TO 06
-14.3% vs FV
Blk 53 SIMS PL
Apr 2026 · Floor 13 TO 15
+2.0% vs FV
Blk 59 CIRCUIT RD
Mar 2026 · Floor 04 TO 06
-17.1% vs FV
Blk 57 CIRCUIT RD
Jan 2026 · Floor 07 TO 09
-10.9% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $509,787.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.