Jalan Sinar Bulan, Loyang East, East Region, Singapore
$4,800,000
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Total Transactions
13
Average Price
S3.1M
Total Value
S40.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 9 URA transactions
Fair Value
S$8.58M
S$1,949 psf
Asking Price
S$4.80M
S$1,519 psf
vs Market
-44.0%
vs Last Done
-26.0%
Tenure
Freehold
No lease decay
Confidence
Medium
9 comps
Nearest MRT
Tampines East
2117m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$1,814
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$1,949
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | JALAN SINAR BINTANG Floor - | 1,784sqft | S$3,660,000 | ▲S$2,052 +5.3% vs FV | Freehold |
Jun 2025 | JALAN SINAR BINTANG Floor - | 1,784sqft | S$3,660,000 | ▲S$2,052 +5.3% vs FV | Freehold |
Jun 2024 | JALAN SINAR BINTANG Floor - | 2,403sqft | S$3,860,000 | ▼S$1,607 -17.5% vs FV | Freehold |
May 2024 | JALAN SINAR BINTANG Floor - | 1,733sqft | S$3,400,000 | ▲S$1,962 +0.7% vs FV | Freehold |
Apr 2024 | JALAN SINAR BINTANG Floor - | 2,287sqft | S$3,859,000 | ▼S$1,687 -13.4% vs FV | Freehold |
Apr 2024 | JALAN SINAR BINTANG Floor - | 1,736sqft | S$3,400,000 | ▲S$1,958 +0.5% vs FV | Freehold |
Feb 2023 | JALAN SINAR BINTANG Floor - | 1,861sqft | S$3,000,000 | ▼S$1,612 -17.3% vs FV | Freehold |
Jun 2022 | JALAN SINAR BINTANG Floor - | 1,733sqft | S$2,860,000 | ▼S$1,650 -15.3% vs FV | Freehold |
Jan 2022 | JALAN SINAR BINTANG Floor - | 1,733sqft | S$2,800,000 | ▼S$1,616 -17.1% vs FV | Freehold |
Oct 2021 | JALAN SINAR BINTANG Floor - | 1,733sqft | S$2,580,000 | ▼S$1,489 -23.6% vs FV | Freehold |
JALAN SINAR BINTANG
Jun 2025 · Floor -
+5.3% vs FV
JALAN SINAR BINTANG
Jun 2025 · Floor -
+5.3% vs FV
JALAN SINAR BINTANG
Jun 2024 · Floor -
-17.5% vs FV
JALAN SINAR BINTANG
May 2024 · Floor -
+0.7% vs FV
JALAN SINAR BINTANG
Apr 2024 · Floor -
-13.4% vs FV
JALAN SINAR BINTANG
Apr 2024 · Floor -
+0.5% vs FV
JALAN SINAR BINTANG
Feb 2023 · Floor -
-17.3% vs FV
JALAN SINAR BINTANG
Jun 2022 · Floor -
-15.3% vs FV
JALAN SINAR BINTANG
Jan 2022 · Floor -
-17.1% vs FV
JALAN SINAR BINTANG
Oct 2021 · Floor -
-23.6% 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.