Jalan Labu Manis, Upper Paya Lebar, North-east Region, Singapore
$8,200,000
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Total Transactions
2
Average Price
S5.5M
Total Value
S10.9M
Calculating fair value from URA transaction data…
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Automated Valuation based on 6 URA transactions · 3 outliers removed (IQR)
Fair Value
S$9.99M
S$1,479 psf
Asking Price
S$8.20M
S$3,060 psf
vs Market
-17.9%
vs Last Done
+115.2%
Tenure
Freehold
No lease decay
Confidence
Medium
6 comps
Nearest MRT
Serangoon
518m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
6 comparable transactions
S$1,465
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$1,479
Recent Comparable Transactions
6 shown · 6 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | EDEN GROVE Floor - | 5,029sqft | S$7,150,000 | ▼S$1,422 -3.9% vs FV | Freehold |
Jul 2025 | EDEN GROVE Floor - | 5,029sqft | S$7,150,000 | ▼S$1,422 -3.9% vs FV | Freehold |
Jul 2025 | EDEN GROVE Floor - | 4,070sqft | S$6,120,000 | ▲S$1,504 +1.7% vs FV | Freehold |
Jul 2025 | EDEN GROVE Floor - | 2,088sqft | S$3,100,000 | ▲S$1,485 +0.4% vs FV | Freehold |
Mar 2025 | EDEN GROVE Floor - | 5,480sqft | S$7,818,888 | ▼S$1,427 -3.5% vs FV | Freehold |
Mar 2022 | EDEN GROVE Floor - | 1,874sqft | S$3,100,000 | ▲S$1,654 +11.8% vs FV | Freehold |
Jul 2021 | EDEN GROVE Floor - | 1,894sqft | S$2,480,000 | ▼S$1,309 -11.5% vs FV | Freehold |
EDEN GROVE
Jul 2025 · Floor -
-3.9% vs FV
EDEN GROVE
Jul 2025 · Floor -
-3.9% vs FV
EDEN GROVE
Jul 2025 · Floor -
+1.7% vs FV
EDEN GROVE
Jul 2025 · Floor -
+0.4% vs FV
EDEN GROVE
Mar 2025 · Floor -
-3.5% vs FV
EDEN GROVE
Mar 2022 · Floor -
+11.8% vs FV
EDEN GROVE
Jul 2021 · Floor -
-11.5% 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.