6 Irwell Hill 239590, Leonie Hill, Central Region, Singapore
$5,600 /month





















*Exclusive listing* Reside in the luxurious heart of Singapore in this rare and exclusive 2 bedroom premium. Unblocked greenery view that extends to the city landscape Premium unblocked panaoramic pool view. Convenient bicycle access directly to parking via side gate. Immediate side gate access to Great World MRT and shopping mall. North South Orientation for breezy ventilation Enclosed kitchen with an efficient layout Brand new Miele furnishings. Within 1km to 4 MRTs - Orchard Boulevard (980m) - Somerset (950m) - Orchard (640m) - Great World (470m) Within 1km to multiple shopping complexes - Orchard Ion (760m) - Wisma Atria (750m) - Ngee Ann City (720m) - Great World City (440m) Message for an exclusive viewing!
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Total Transactions
21
Average Price
S1.9M
Total Value
S39.5M
Calculating fair value from URA transaction data…
Estimated sale value based on 559 URA transactions · 2 outliers removed (IQR)
Fair Value
S$1.88M
S$2,819 psf
Asking Price
S$5,600
S$9 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.7%
Tenure
98 yrs
99-year Leasehold · Balance remaining
Confidence
High
559 comps
Nearest MRT
Orchard
809m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
559 comparable transactions
S$2,767
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.970
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,819
Recent Comparable Transactions
10 shown · 559 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +7.3% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +7.3% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 01-05 | 861sqft | S$2,580,000 | ▲S$2,996 +6.3% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$1,940,000 | ▲S$2,907 +3.1% vs FV | 99 yrs lease commencing from 2020 |
Jul 2025 | IRWELL HILL Floor 06-10 | 495sqft | S$1,285,000 | ▼S$2,595 -7.9% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 36-40 | 2,228sqft | S$5,550,000 | ▼S$2,491 -11.6% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 21-25 | 678sqft | S$2,070,000 | ▲S$3,053 +8.3% vs FV | 99 yrs lease commencing from 2020 |
Jun 2025 | IRWELL HILL Floor 36-40 | 2,605sqft | S$7,800,000 | ▲S$2,994 +6.2% vs FV | 99 yrs lease commencing from 2020 |
May 2025 | IRWELL HILL Floor 06-10 | 861sqft | S$2,640,000 | ▲S$3,066 +8.8% vs FV | 99 yrs lease commencing from 2020 |
May 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$2,050,000 | ▲S$3,072 +9.0% vs FV | 99 yrs lease commencing from 2020 |
Apr 2025 | IRWELL HILL Floor 06-10 | 667sqft | S$1,933,000 | ▲S$2,896 +2.7% vs FV | 99 yrs lease commencing from 2020 |
IRWELL HILL
Aug 2025 · Floor 26-30
+7.3% vs FV
IRWELL HILL
Aug 2025 · Floor 26-30
+7.3% vs FV
IRWELL HILL
Aug 2025 · Floor 01-05
+6.3% vs FV
IRWELL HILL
Aug 2025 · Floor 16-20
+3.1% vs FV
IRWELL HILL
Jul 2025 · Floor 06-10
-7.9% vs FV
IRWELL HILL
Jun 2025 · Floor 36-40
-11.6% vs FV
IRWELL HILL
Jun 2025 · Floor 21-25
+8.3% vs FV
IRWELL HILL
Jun 2025 · Floor 36-40
+6.2% vs FV
IRWELL HILL
May 2025 · Floor 06-10
+8.8% vs FV
IRWELL HILL
May 2025 · Floor 16-20
+9.0% vs FV
IRWELL HILL
Apr 2025 · Floor 06-10
+2.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 559 URA transactions (2 outliers removed), adjusted for: Tenure decay (3.0% discount); MRT Orchard 809m away (+1%); AI-detected value boosters: unblocked view, brand new (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.