Null, Nee Soon, North Region, Singapore
$5,200,000
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Total Transactions
12
Average Price
S3.7M
Total Value
S44.8M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 10 URA transactions
Fair Value
S$6.64M
S$1,425 psf
Asking Price
S$5.20M
S$2,411 psf
vs Market
-21.7%
vs Last Done
+108.2%
Tenure
Freehold
No lease decay
Confidence
High
10 comps
Nearest MRT
Khatib
2592m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
10 comparable transactions
S$1,425
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
0%
Adjusted Fair Value PSF
S$1,425
Recent Comparable Transactions
10 shown · 10 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | MENG SUAN ROAD Floor - | 1,935sqft | S$2,241,614 | ▼S$1,158 -18.7% vs FV | 999 yrs lease commencing from 1884 |
Jul 2025 | MENG SUAN ROAD Floor - | 1,935sqft | S$2,241,614 | ▼S$1,158 -18.7% vs FV | 999 yrs lease commencing from 1884 |
May 2025 | MENG SUAN ROAD Floor - | 3,462sqft | S$4,280,000 | ▼S$1,236 -13.3% vs FV | 999 yrs lease commencing from 1884 |
Feb 2024 | MENG SUAN ROAD Floor - | 2,282sqft | S$3,900,000 | ▲S$1,709 +19.9% vs FV | 999 yrs lease commencing from 1884 |
Nov 2023 | MENG SUAN ROAD Floor - | 2,308sqft | S$4,060,000 | ▲S$1,759 +23.4% vs FV | 999 yrs lease commencing from 1884 |
Sep 2023 | MENG SUAN ROAD Floor - | 2,426sqft | S$3,965,000 | ▲S$1,634 +14.7% vs FV | 999 yrs lease commencing from 1884 |
Aug 2022 | MENG SUAN ROAD Floor - | 1,946sqft | S$3,880,000 | ▲S$1,994 +39.9% vs FV | 999 yrs lease commencing from 1884 |
Mar 2022 | MENG SUAN ROAD Floor - | 4,313sqft | S$4,288,888 | ▼S$994 -30.2% vs FV | 999 yrs lease commencing from 1884 |
Dec 2021 | MENG SUAN ROAD Floor - | 1,956sqft | S$3,550,000 | ▲S$1,815 +27.4% vs FV | 999 yrs lease commencing from 1884 |
Sep 2021 | MENG SUAN ROAD Floor - | 4,156sqft | S$4,280,000 | ▼S$1,030 -27.7% vs FV | 999 yrs lease commencing from 1884 |
Aug 2021 | MENG SUAN ROAD Floor - | 3,088sqft | S$4,188,000 | ▼S$1,356 -4.8% vs FV | 999 yrs lease commencing from 1884 |
MENG SUAN ROAD
Jul 2025 · Floor -
-18.7% vs FV
MENG SUAN ROAD
Jul 2025 · Floor -
-18.7% vs FV
MENG SUAN ROAD
May 2025 · Floor -
-13.3% vs FV
MENG SUAN ROAD
Feb 2024 · Floor -
+19.9% vs FV
MENG SUAN ROAD
Nov 2023 · Floor -
+23.4% vs FV
MENG SUAN ROAD
Sep 2023 · Floor -
+14.7% vs FV
MENG SUAN ROAD
Aug 2022 · Floor -
+39.9% vs FV
MENG SUAN ROAD
Mar 2022 · Floor -
-30.2% vs FV
MENG SUAN ROAD
Dec 2021 · Floor -
+27.4% vs FV
MENG SUAN ROAD
Sep 2021 · Floor -
-27.7% vs FV
MENG SUAN ROAD
Aug 2021 · Floor -
-4.8% 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.