233 Paya Lebar Road 409044, Macpherson, Central Region, Singapore
$4,600,000

D14 - Geylang
Macpherson MRT · 6 min walk
1 January 2006
Small (228 units)
228 units
1 Block, 19 Floors
Everian Holdings Pte Ltd (Guccoland Ltd)
Le Crescendo has a total of 228 units, from 2 Bed - 2 Bath to 4 Bed - 5 Bath units. There are 21 types of floor plans from 861 sqft to 3,584 sqft.
Le Crescendo has 1 block and up to 19 storeys.
Le Crescendo is a freehold Generic Condo development located in Geylang, District 14. Completed in 2006, it has a total of 1 blocks within the development and comprises a total of 228 units. It is within walking distance to MRT stations such as Macpherson MRT and MacPherson MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Le Crescendo is also close to schools like Raffles House @Paya Lebar, Terra Minds Science Learning Centre and Atelier Singapore. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Market's Best Pte Ltd and Chiap Foong Store for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Lifecare Medical Centre. Post Box is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Balam Park Connector, to enjoy some fresh air.
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Total Transactions
27
Average Price
S1.5M
Total Value
S41.8M
Calculating fair value from URA transaction data…
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Automated Valuation based on 19 URA transactions
Fair Value
S$5.39M
S$1,591 psf
Asking Price
S$4.60M
S$1,357 psf
vs Market
-14.7%
vs Last Done
-19.0%
Tenure
Freehold
No lease decay
Confidence
High
19 comps
Nearest MRT
MacPherson
474m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
19 comparable transactions
S$1,498
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,591
Recent Comparable Transactions
10 shown · 19 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | PAYA LEBAR ROAD Floor 06-10 | 1,313sqft | S$2,200,000 | ▲S$1,675 +5.3% vs FV | Freehold |
Aug 2025 | PAYA LEBAR ROAD Floor 06-10 | 1,313sqft | S$2,200,000 | ▲S$1,675 +5.3% vs FV | Freehold |
Apr 2025 | PAYA LEBAR ROAD Floor 11-15 | 915sqft | S$1,471,500 | ▲S$1,608 +1.1% vs FV | Freehold |
Mar 2025 | PAYA LEBAR ROAD Floor 06-10 | 1,184sqft | S$1,900,000 | ▲S$1,605 +0.9% vs FV | Freehold |
Dec 2024 | PAYA LEBAR ROAD Floor 01-05 | 1,421sqft | S$1,880,000 | ▼S$1,323 -16.8% vs FV | Freehold |
Oct 2024 | PAYA LEBAR ROAD Floor 01-05 | 915sqft | S$1,300,000 | ▼S$1,421 -10.7% vs FV | Freehold |
Oct 2024 | PAYA LEBAR ROAD Floor 01-05 | 947sqft | S$1,465,000 | ▼S$1,547 -2.8% vs FV | Freehold |
Feb 2024 | PAYA LEBAR ROAD Floor 11-15 | 947sqft | S$1,410,000 | ▼S$1,489 -6.4% vs FV | Freehold |
Mar 2023 | PAYA LEBAR ROAD Floor 11-15 | 947sqft | S$1,468,000 | ▼S$1,550 -2.6% vs FV | Freehold |
Sep 2022 | PAYA LEBAR ROAD Floor 01-05 | 915sqft | S$1,270,000 | ▼S$1,388 -12.8% vs FV | Freehold |
Aug 2022 | PAYA LEBAR ROAD Floor 06-10 | 1,173sqft | S$1,770,000 | ▼S$1,509 -5.2% vs FV | Freehold |
PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
+5.3% vs FV
PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
+5.3% vs FV
PAYA LEBAR ROAD
Apr 2025 · Floor 11-15
+1.1% vs FV
PAYA LEBAR ROAD
Mar 2025 · Floor 06-10
+0.9% vs FV
PAYA LEBAR ROAD
Dec 2024 · Floor 01-05
-16.8% vs FV
PAYA LEBAR ROAD
Oct 2024 · Floor 01-05
-10.7% vs FV
PAYA LEBAR ROAD
Oct 2024 · Floor 01-05
-2.8% vs FV
PAYA LEBAR ROAD
Feb 2024 · Floor 11-15
-6.4% vs FV
PAYA LEBAR ROAD
Mar 2023 · Floor 11-15
-2.6% vs FV
PAYA LEBAR ROAD
Sep 2022 · Floor 01-05
-12.8% vs FV
PAYA LEBAR ROAD
Aug 2022 · Floor 06-10
-5.2% 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.