












⭐ Private Lift Exclusivity: Step out of your lift directly into your home. A discreet luxury rarely found in 2-bedroom apartments. ⭐ Expansive 2-Bedroom Layout: Enjoy 1,399 sqft of liveable space with large living & dining, enclosed kitchen, and full yard area. Ideal for families or downsizers. ⭐ Resort-Style Living: Surrounded by water views, lush landscapes, and full condo facilities including tennis courts, gym, squash, and even an in-house supermarket. ⭐ Lifestyle by the Bay: Doorstep access to Tanjong Rhu Promenade leading all the way to Gardens by the Bay and Marina Barrage. Perfect for morning jogs or sunset walks. ⭐ Prime District 15 Waterfront Address: A timeless estate with low PSF entry and proven appreciation, offering both prestige and value. ⭐ Excellent Connectivity: 10-minute walk to Tanjong Rhu MRT, 15-minute drive to CBD, waterfront calm with city convenience. ⭐ Future Growth Hub: Anchored by the Kallang Alive and Long Island Master Plans, with 2,800 new homes and Founders’ Memorial MRT transforming the neighbourhood. Whatsapp Angie Lua 9474.6885 for an exclusive viewing today! Senior Associate District Director | R050645E | www.angielua.sg Central to Angie's heartselling philosophy is her deep sense of empathy and her ability to connect with her clients on a human level. She takes the time to listen to their unique stories and understand their aspirations, fears and desires, so that she can guide them through the process with empathy, understanding and care. Whether her clients are first-time buyers or seasoned investors, Angie is committed to creating a personalized and rewarding experience that honors their journey and empowers them to make the best decisions for their needs. #property #singapore #realestate #realtor #realestateagent #propnex #sg #properties #sales #propertyagent #propertymarket #luxury #architecture #follow #house #condo #home #investment #sgproperty #realestateinvestor #MRT #resale #undervalue #assetprogression #homeupgrades #Heartselling #propertyrecipe
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Total Transactions
144
Average Price
S2.4M
Total Value
S344.4M
Calculating fair value from URA transaction data…
Automated Valuation based on 124 URA transactions · 4 outliers removed (IQR)
Fair Value
S$2.30M
S$1,647 psf
Asking Price
S$1.98M
S$1,415 psf
vs Market
-14.1%
vs Last Done
-18.4%
Tenure
71 yrs
99-year Leasehold · Balance remaining
Confidence
High
124 comps
Nearest MRT
Nicoll Highway
505m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
124 comparable transactions
S$1,516
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.369
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,647
Recent Comparable Transactions
10 shown · 124 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | RHU CROSS Floor 11-15 | 1,776sqft | S$3,080,000 | ▲S$1,734 +5.3% vs FV | 99 yrs lease commencing from 1994 |
Aug 2025 | RHU CROSS Floor 11-15 | 1,776sqft | S$3,080,000 | ▲S$1,734 +5.3% vs FV | 99 yrs lease commencing from 1994 |
Jul 2025 | RHU CROSS Floor 01-05 | 1,346sqft | S$1,790,000 | ▼S$1,330 -19.2% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | RHU CROSS Floor 01-05 | 2,056sqft | S$3,330,000 | ▼S$1,620 -1.6% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | RHU CROSS Floor 06-10 | 1,647sqft | S$2,825,000 | ▲S$1,715 +4.1% vs FV | 99 yrs lease commencing from 1994 |
Jun 2025 | RHU CROSS Floor 01-05 | 1,335sqft | S$2,168,000 | ▼S$1,624 -1.4% vs FV | 99 yrs lease commencing from 1994 |
May 2025 | RHU CROSS Floor 06-10 | 1,647sqft | S$2,900,000 | ▲S$1,761 +6.9% vs FV | 99 yrs lease commencing from 1994 |
May 2025 | RHU CROSS Floor 06-10 | 1,346sqft | S$2,150,000 | ▼S$1,598 -3.0% vs FV | 99 yrs lease commencing from 1994 |
Apr 2025 | RHU CROSS Floor 06-10 | 1,399sqft | S$2,100,000 | ▼S$1,501 -8.9% vs FV | 99 yrs lease commencing from 1994 |
Apr 2025 | RHU CROSS Floor 06-10 | 1,335sqft | S$2,200,000 | ▲S$1,648 +0.1% vs FV | 99 yrs lease commencing from 1994 |
Feb 2025 | RHU CROSS Floor 06-10 | 2,056sqft | S$3,290,000 | ▼S$1,600 -2.9% vs FV | 99 yrs lease commencing from 1994 |
RHU CROSS
Aug 2025 · Floor 11-15
+5.3% vs FV
RHU CROSS
Aug 2025 · Floor 11-15
+5.3% vs FV
RHU CROSS
Jul 2025 · Floor 01-05
-19.2% vs FV
RHU CROSS
Jun 2025 · Floor 01-05
-1.6% vs FV
RHU CROSS
Jun 2025 · Floor 06-10
+4.1% vs FV
RHU CROSS
Jun 2025 · Floor 01-05
-1.4% vs FV
RHU CROSS
May 2025 · Floor 06-10
+6.9% vs FV
RHU CROSS
May 2025 · Floor 06-10
-3.0% vs FV
RHU CROSS
Apr 2025 · Floor 06-10
-8.9% vs FV
RHU CROSS
Apr 2025 · Floor 06-10
+0.1% vs FV
RHU CROSS
Feb 2025 · Floor 06-10
-2.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.