










Key features ︎ Move-in condition ︎ Spacious layout ︎ Bright and airy ︎ City view ︎ Excellent location Nearby amenities ⭑ Nearby MRTs • Orchard Boulevard (372 m) - 6 mins walk • 3 MRTs within 1 km ⭑ Nearby Bus stops • Lucky Tower (96 m) - 2 mins walk • Cliveden at Grange (97 m) - 2 mins walk • Opposite Lucky Tower (99 m) - 2 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • 10 grocery stores within 1 km ⭑ Nearby Schools • Kay Poh Road Baptist Kindergarten (502 m) - 8 mins drive • Little Stars Music School (646 m) - 8 mins drive • Finnish Supplementary School (658 m) - 6 mins drive • 6 more schools within 1 km ⭑ Nearby Parks • Four Seasons Hotel Green Thumb garden (683 m) - 5 mins drive • Camp Road Interim Park (831 m) - 6 mins drive • Designated smoking area (879 m) - 4 mins drive
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
16
Average Price
S7.7M
Total Value
S123.0M
Automated Valuation based on 3068 URA transactions · 122 outliers removed (IQR)
Fair Value
S$7.86M
S$2,769 psf
Asking Price
S$11.00M
S$3,873 psf
vs Market
+39.9%
Confidence
High
3068 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3068 comparable transactions
S$2,662
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,769
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | TANGLIN ROAD | 2,153 | S$5,382,500 | S$2,500 |
| 2025-08 | TANGLIN ROAD | 2,153 | S$5,382,500 | S$2,500 |
| 2025-08 | SCOTTS ROAD | 2,034 | S$4,900,000 | S$2,409 |
| 2025-08 | HULLET ROAD | 1,615 | S$4,575,000 | S$2,834 |
| 2025-08 | GRANGE ROAD | 926 | S$2,809,000 | S$3,034 |
Showing 5 most recent transactions from 3068 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.