Paya Lebar Crescent, Tai Seng, North-east Region, Singapore
$6,880,000
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Total Transactions
2
Average Price
S2.9M
Total Value
S5.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 78 URA transactions · 2 outliers removed (IQR)
Fair Value
S$15.92M
S$2,745 psf
Asking Price
S$6.88M
S$1,928 psf
vs Market
-56.8%
vs Last Done
-33.3%
Tenure
Freehold
No lease decay
Confidence
High
78 comps
Nearest MRT
Bartley
667m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
78 comparable transactions
S$1,650
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
0%
Adjusted Fair Value PSF
S$2,745
Recent Comparable Transactions
10 shown · 78 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | HOW SUN AVENUE Floor - | 1,281sqft | S$3,700,000 | ▲S$2,889 +5.2% vs FV | Freehold |
Jun 2025 | HOW SUN AVENUE Floor - | 1,281sqft | S$3,700,000 | ▲S$2,889 +5.2% vs FV | Freehold |
Jun 2025 | UPPER PAYA LEBAR ROAD Floor - | 1,600sqft | S$3,750,000 | ▼S$2,344 -14.6% vs FV | Freehold |
May 2025 | LORONG HOW SUN Floor - | 2,290sqft | S$4,500,888 | ▼S$1,966 -28.4% vs FV | Freehold |
May 2025 | LORONG HOW SUN Floor - | 2,290sqft | S$4,500,888 | ▼S$1,966 -28.4% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▼S$2,343 -14.6% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▼S$2,343 -14.6% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▼S$2,343 -14.6% vs FV | Freehold |
May 2025 | UPPER PAYA LEBAR ROAD Floor - | 1,600sqft | S$2,730,000 | ▼S$1,707 -37.8% vs FV | Freehold |
Dec 2024 | PAYA LEBAR CRESCENT Floor - | 5,824sqft | S$5,780,000 | ▼S$992 -63.9% vs FV | Freehold |
Dec 2024 | PAYA LEBAR CRESCENT Floor - | 5,824sqft | S$5,780,000 | ▼S$992 -63.9% vs FV | Freehold |
HOW SUN AVENUE
Jun 2025 · Floor -
+5.2% vs FV
HOW SUN AVENUE
Jun 2025 · Floor -
+5.2% vs FV
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor -
-14.6% vs FV
LORONG HOW SUN
May 2025 · Floor -
-28.4% vs FV
LORONG HOW SUN
May 2025 · Floor -
-28.4% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
-14.6% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
-14.6% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
-14.6% vs FV
UPPER PAYA LEBAR ROAD
May 2025 · Floor -
-37.8% vs FV
PAYA LEBAR CRESCENT
Dec 2024 · Floor -
-63.9% vs FV
PAYA LEBAR CRESCENT
Dec 2024 · Floor -
-63.9% 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.