357a Upper Paya Lebar Road 534960, Upper Paya Lebar, North-east Region, Singapore
$1,988,888
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Total Transactions
1
Average Price
S3.5M
Total Value
S3.5M
Calculating fair value from URA transaction data…
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Automated Valuation based on 713 URA transactions
Fair Value
S$2.02M
S$1,749 psf
Asking Price
S$1.99M
S$1,726 psf
vs Market
-1.3%
vs Last Done
+39.8%
Tenure
Freehold
No lease decay
Confidence
High
713 comps
Nearest MRT
Bartley
505m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
713 comparable transactions
S$1,732
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$1,749
Recent Comparable Transactions
10 shown · 713 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 850sqft | S$1,050,000 | ▼S$1,235 -29.4% vs FV | Freehold |
Jun 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 850sqft | S$1,050,000 | ▼S$1,235 -29.4% vs FV | Freehold |
Apr 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,249sqft | S$1,860,000 | ▼S$1,490 -14.8% vs FV | Freehold |
Nov 2024 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,163sqft | S$1,488,888 | ▼S$1,281 -26.8% vs FV | Freehold |
Apr 2021 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,206sqft | S$1,220,000 | ▼S$1,012 -42.1% vs FV | Freehold |
Aug 2025 | LORONG LEW LIAN Floor 01-05 | 2,164sqft | S$1,880,000 | ▼S$869 -50.3% vs FV | 99 yrs lease commencing from 1996 |
Aug 2025 | LORONG HOW SUN Floor 16-20 | 1,798sqft | S$2,760,000 | ▼S$1,535 -12.2% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | LORONG HOW SUN Floor 01-05 | 1,098sqft | S$1,851,888 | ▼S$1,687 -3.5% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 377sqft | S$660,000 | ▲S$1,752 +0.2% vs FV | Freehold |
Jul 2025 | LEW LIAN VALE Floor 01-05 | 1,604sqft | S$2,320,000 | ▼S$1,447 -17.3% vs FV | Freehold |
Jul 2025 | LEW LIAN VALE Floor 01-05 | 1,292sqft | S$1,952,888 | ▼S$1,512 -13.6% vs FV | Freehold |
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor 01-05
-29.4% vs FV
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor 01-05
-29.4% vs FV
UPPER PAYA LEBAR ROAD
Apr 2025 · Floor 01-05
-14.8% vs FV
UPPER PAYA LEBAR ROAD
Nov 2024 · Floor 01-05
-26.8% vs FV
UPPER PAYA LEBAR ROAD
Apr 2021 · Floor 01-05
-42.1% vs FV
LORONG LEW LIAN
Aug 2025 · Floor 01-05
-50.3% vs FV
LORONG HOW SUN
Aug 2025 · Floor 16-20
-12.2% vs FV
LORONG HOW SUN
Aug 2025 · Floor 01-05
-3.5% vs FV
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 01-05
+0.2% vs FV
LEW LIAN VALE
Jul 2025 · Floor 01-05
-17.3% vs FV
LEW LIAN VALE
Jul 2025 · Floor 01-05
-13.6% 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.