








Space is a luxury, freehold is a premium. And have you seen Bungalows in the sky? Today, we are at Watten House, a rare freehold development in a prestigious estate that houses large format units. In fact, 78% of all units here are more than 1500sqft. This development is situated on a substantial land area of 20,461 square meters with a low density of only 180 units, which is meant only for a selected few. Located in the Watten Estate, this area is one of Singapore’s most sought-after addresses, surrounded by 33 out of Singapore’s 39 Good Class Bungalow Areas within 3km, abundant nature, a renowned education belt and vibrant lifestyle amenities. Developed by UOL and SingLand, Watten House is part of UOL’s luxury Masterpiece collection. This development comprises eight blocks of five storeys, housing 180 luxurious residential units. These units feature spacious 3 to 5 bedrooms thoughtfully designed to accommodate multi-generational living, as well as, 6 to 7 bedrooms penthouses that embody the concept of “Bungalows In The Sky”. Residents of Watten House enjoy convenient access to transportation and shopping centres. The development is a 6 to 8-minute walk from the Tan Kah Kee MRT station on the Downtown Line. Furthermore, it is in close proximity to several shopping centres, including Coronation Shopping Plaza, King's Arcade Shopping Centre, Crown Centre, Adam Road Food Centre, and many more. Watten House is also within a 1KM radius of Nanyang Primary School and Raffles Girls’ Primary School. It is strategically situated along the prestigious Bukit Timah educational belt, making it a desirable choice for families seeking quality education options for their children. Nestled on elevated ground, all blocks at the Watten House are surrounded by greenery and is situated right next to a neighbourhood park, enhancing the natural ambiance. Call 9430XXXX Now To Enquire.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
11
Average Price
S963K
Total Value
S10.6M
Calculating fair value from URA transaction data…
Automated Valuation based on 451 URA transactions
Fair Value
S$4.12M
S$2,674 psf
Asking Price
S$4.96M
S$3,220 psf
vs Market
+20.4%
vs Last Done
+48.7%
Tenure
Freehold
No lease decay
Confidence
High
451 comps
Nearest MRT
Botanic Gardens
533m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
451 comparable transactions
S$2,546
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,674
Recent Comparable Transactions
10 shown · 451 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SHELFORD ROAD Floor 01-05 | 1,270sqft | S$2,750,000 | ▼S$2,165 -19.0% vs FV | Freehold |
Aug 2025 | SHELFORD ROAD Floor 01-05 | 1,270sqft | S$2,750,000 | ▼S$2,165 -19.0% vs FV | Freehold |
Aug 2025 | SHELFORD ROAD Floor 01-05 | 1,270sqft | S$2,700,000 | ▼S$2,126 -20.5% vs FV | Freehold |
Aug 2025 | SHELFORD ROAD Floor 06-10 | 861sqft | S$1,880,000 | ▼S$2,183 -18.4% vs FV | Freehold |
Aug 2025 | ADAM ROAD Floor 01-05 | 2,799sqft | S$3,000,000 | ▼S$1,072 -59.9% vs FV | Freehold |
Aug 2025 | TAN KIM CHENG ROAD Floor 06-10 | 1,916sqft | S$2,168,000 | ▼S$1,132 -57.7% vs FV | 103 yrs lease commencing from 1974 |
Aug 2025 | SHELFORD ROAD Floor 01-05 | 452sqft | S$908,000 | ▼S$2,008 -24.9% vs FV | Freehold |
Jul 2025 | SHELFORD ROAD Floor 01-05 | 1,270sqft | S$2,720,000 | ▼S$2,141 -19.9% vs FV | Freehold |
Jul 2025 | SHELFORD ROAD Floor 01-05 | 872sqft | S$1,800,000 | ▼S$2,064 -22.8% vs FV | Freehold |
Jul 2025 | SHELFORD ROAD Floor 01-05 | 1,539sqft | S$5,063,000 | ▲S$3,289 +23.0% vs FV | Freehold |
Jun 2025 | SHELFORD ROAD Floor 01-05 | 1,292sqft | S$2,680,000 | ▼S$2,075 -22.4% vs FV | Freehold |
SHELFORD ROAD
Aug 2025 · Floor 01-05
-19.0% vs FV
SHELFORD ROAD
Aug 2025 · Floor 01-05
-19.0% vs FV
SHELFORD ROAD
Aug 2025 · Floor 01-05
-20.5% vs FV
SHELFORD ROAD
Aug 2025 · Floor 06-10
-18.4% vs FV
ADAM ROAD
Aug 2025 · Floor 01-05
-59.9% vs FV
TAN KIM CHENG ROAD
Aug 2025 · Floor 06-10
-57.7% vs FV
SHELFORD ROAD
Aug 2025 · Floor 01-05
-24.9% vs FV
SHELFORD ROAD
Jul 2025 · Floor 01-05
-19.9% vs FV
SHELFORD ROAD
Jul 2025 · Floor 01-05
-22.8% vs FV
SHELFORD ROAD
Jul 2025 · Floor 01-05
+23.0% vs FV
SHELFORD ROAD
Jun 2025 · Floor 01-05
-22.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 451 URA transactions (0 outliers removed), adjusted for: MRT Botanic Gardens 533m away (+1%); AI-detected value boosters: freehold, penthouse (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.