38 Kim Tian Road 169262, Tiong Bahru Station, Central Region, Singapore
$6,700,000










Designer penthouse at Regency Suites. 3mins walk to mall and mrt. About the property: + Size: approx. 4413sft. FREEHOLD! + Panoramic view / seaview / totally unblocked living room / bedroom views. One-of-a-kind! + 3sty: 3 en-suite bedrooms with convertible 4th en-suite bedroom; private lift access via 2 separate levels + Designer outfit: significantly renovated with top-end finish + Perfect for entertaining: approx. 400sft. rooftop open space with vertical gardened wall and partial rain cover + High ceilings with large windows: bright, breezy, and tranquil + Facilities: car park, pool, BBQ, gym, etc. + Away from main road yet 3mins Tiong Bahru mrt, modern mall, and rustic heritage estate + Tenanted: balance 1yr+ + Viewing only available Sat @ 3pm; serious enquiries only please Disclaimer: Information on this listing shall not constitute or construct as any commitment or warranty of the property. All measurements stated are subjected to final survey
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
14
Average Price
S2.7M
Total Value
S37.4M
Calculating fair value from URA transaction data…
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Automated Valuation based on 8 URA transactions · 1 outliers removed (IQR)
Fair Value
S$10.34M
S$2,344 psf
Asking Price
S$6.70M
S$1,518 psf
vs Market
-35.2%
vs Last Done
-32.6%
Tenure
Freehold
No lease decay
Confidence
Medium
8 comps
Nearest MRT
Tiong Bahru
314m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
8 comparable transactions
S$2,167
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
+5%
Adjusted Fair Value PSF
S$2,344
Recent Comparable Transactions
8 shown · 8 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | KIM TIAN ROAD Floor 11-15 | 1,421sqft | S$3,200,000 | ▼S$2,252 -3.9% vs FV | Freehold |
Jul 2025 | KIM TIAN ROAD Floor 11-15 | 1,421sqft | S$3,200,000 | ▼S$2,252 -3.9% vs FV | Freehold |
Jul 2024 | KIM TIAN ROAD Floor 11-15 | 980sqft | S$2,000,000 | ▼S$2,042 -12.9% vs FV | Freehold |
Jul 2024 | KIM TIAN ROAD Floor 11-15 | 980sqft | S$2,050,000 | ▼S$2,093 -10.7% vs FV | Freehold |
Mar 2024 | KIM TIAN ROAD Floor 26-30 | 1,421sqft | S$3,200,000 | ▼S$2,252 -3.9% vs FV | Freehold |
Mar 2024 | KIM TIAN ROAD Floor 26-30 | 980sqft | S$2,100,000 | ▼S$2,144 -8.5% vs FV | Freehold |
Jul 2023 | KIM TIAN ROAD Floor 26-30 | 1,421sqft | S$3,265,000 | ▼S$2,298 -2.0% vs FV | Freehold |
Feb 2023 | KIM TIAN ROAD Floor 11-15 | 1,421sqft | S$2,968,000 | ▼S$2,089 -10.9% vs FV | Freehold |
Oct 2022 | KIM TIAN ROAD Floor 01-05 | 592sqft | S$1,240,000 | ▼S$2,095 -10.6% vs FV | Freehold |
KIM TIAN ROAD
Jul 2025 · Floor 11-15
-3.9% vs FV
KIM TIAN ROAD
Jul 2025 · Floor 11-15
-3.9% vs FV
KIM TIAN ROAD
Jul 2024 · Floor 11-15
-12.9% vs FV
KIM TIAN ROAD
Jul 2024 · Floor 11-15
-10.7% vs FV
KIM TIAN ROAD
Mar 2024 · Floor 26-30
-3.9% vs FV
KIM TIAN ROAD
Mar 2024 · Floor 26-30
-8.5% vs FV
KIM TIAN ROAD
Jul 2023 · Floor 26-30
-2.0% vs FV
KIM TIAN ROAD
Feb 2023 · Floor 11-15
-10.9% vs FV
KIM TIAN ROAD
Oct 2022 · Floor 01-05
-10.6% 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.