3 Khiang Guan Avenue 308381, Moulmein, Central Region, Singapore
$5,500 /month












LINCOLN SUITES 2 BEDROOM FOR RENT. Available from Immediate. Squarish layout, bright and breezy unit. Good size balcony. High floor unit Unblock view Call Carolyn 9451 XXXX for viewing Lincoln Suites is a freehold condominium development located at 1, Khiang Guan Avenue (S)308380 in District 11 near Novena MRT station. Expected to be completed in 2014, it stands 30 storeys tall and comprises of 175 units. It is located in the vicinity of Newton Suites and Newton Gems. Condo Facilities at Lincoln Suites Lincoln Suites has full condo facilities which include swimming pool, playground, bbq pits, jacuzzi, gymnasium, carparking and 24-hr security. Condo Amenities near Lincoln Suites Lincoln Suites is located just minutes drive away from Novena Square, where a host of amenities are readily available, such as retail outlets, supermarkets, restaurants and eating establishments, banks, and other entertainment facilities. There are schools located in the vicinity, such as St. Joseph’s Junior and Anglo-Chinese Junior. Recreational facilities nearby include the Tanglin Club and The American Club which is just a short drive away. For vehicle owners, travelling to the business hub from Lincoln Suites takes just above 05 minutes, via Newton Road
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
31
Average Price
S2.5M
Total Value
S78.2M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 26 URA transactions · 2 outliers removed (IQR)
Fair Value
S$2.58M
S$2,473 psf
Asking Price
S$5,500
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
Freehold
No lease decay
Confidence
High
26 comps
Nearest MRT
Novena
388m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
26 comparable transactions
S$2,287
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$2,473
Recent Comparable Transactions
10 shown · 26 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | KHIANG GUAN AVENUE Floor 21-25 | 1,119sqft | S$2,650,000 | ▼S$2,367 -4.3% vs FV | Freehold |
Aug 2025 | KHIANG GUAN AVENUE Floor 21-25 | 1,119sqft | S$2,650,000 | ▼S$2,367 -4.3% vs FV | Freehold |
Jul 2025 | KHIANG GUAN AVENUE Floor 21-25 | 3,143sqft | S$5,560,000 | ▼S$1,769 -28.5% vs FV | Freehold |
Feb 2025 | KHIANG GUAN AVENUE Floor 06-10 | 527sqft | S$1,250,000 | ▼S$2,370 -4.2% vs FV | Freehold |
Jan 2025 | KHIANG GUAN AVENUE Floor 06-10 | 1,561sqft | S$3,450,000 | ▼S$2,210 -10.6% vs FV | Freehold |
Nov 2024 | KHIANG GUAN AVENUE Floor 26-30 | 474sqft | S$1,220,000 | ▲S$2,576 +4.2% vs FV | Freehold |
Oct 2024 | KHIANG GUAN AVENUE Floor 26-30 | 484sqft | S$1,185,000 | ▼S$2,446 -1.1% vs FV | Freehold |
Jun 2024 | KHIANG GUAN AVENUE Floor 21-25 | 463sqft | S$1,168,000 | ▲S$2,523 +2.0% vs FV | Freehold |
Jun 2024 | KHIANG GUAN AVENUE Floor 06-10 | 1,033sqft | S$2,225,000 | ▼S$2,153 -12.9% vs FV | Freehold |
Dec 2023 | KHIANG GUAN AVENUE Floor 11-15 | 463sqft | S$1,150,000 | ▲S$2,485 +0.5% vs FV | Freehold |
Nov 2023 | KHIANG GUAN AVENUE Floor 06-10 | 474sqft | S$1,085,000 | ▼S$2,291 -7.4% vs FV | Freehold |
KHIANG GUAN AVENUE
Aug 2025 · Floor 21-25
-4.3% vs FV
KHIANG GUAN AVENUE
Aug 2025 · Floor 21-25
-4.3% vs FV
KHIANG GUAN AVENUE
Jul 2025 · Floor 21-25
-28.5% vs FV
KHIANG GUAN AVENUE
Feb 2025 · Floor 06-10
-4.2% vs FV
KHIANG GUAN AVENUE
Jan 2025 · Floor 06-10
-10.6% vs FV
KHIANG GUAN AVENUE
Nov 2024 · Floor 26-30
+4.2% vs FV
KHIANG GUAN AVENUE
Oct 2024 · Floor 26-30
-1.1% vs FV
KHIANG GUAN AVENUE
Jun 2024 · Floor 21-25
+2.0% vs FV
KHIANG GUAN AVENUE
Jun 2024 · Floor 06-10
-12.9% vs FV
KHIANG GUAN AVENUE
Dec 2023 · Floor 11-15
+0.5% vs FV
KHIANG GUAN AVENUE
Nov 2023 · Floor 06-10
-7.4% 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.