D12 - Novena
Toa Payoh MRT
1 January 2020
Small (84 units)
84 units
1 Block, 16 Floors
Not available
Neem Tree has a total of 84 units, from 1 Bed - 1 Bath to 3 Bed - 2 Bath units. There are 12 types of floor plans from 420 sqft to 1,335 sqft.
Neem Tree is a freehold Condo Apartment located in Novena, District 12. Completed in 2020, it has a total of 1 blocks within the development and comprises a total of 84 units. It is within walking distance to MRT stations such as Toa Payoh MRT and Toa Payoh MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Neem Tree is also close to schools like Cidesco Conventions Pte. Ltd., Global Indian International School (Balestier Campus) and Zhengfei Cultural Education Centre - Jalan Rajah. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Supermarket Creatives and I-Tec Supermart Pte Ltd for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Thomson Medical Centre Balestier Warehouse Building. Singpost 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 - Whampoa Park Connector, to enjoy some fresh air.
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Total Transactions
22
Average Price
S1.0M
Total Value
S22.7M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 786 URA transactions · 2 outliers removed (IQR)
Fair Value
S$1.35M
S$1,652 psf
Asking Price
S$1.57M
S$1,918 psf
vs Market
+16.1%
vs Last Done
-6.2%
Tenure
Freehold
No lease decay
Confidence
High
786 comps
Nearest MRT
Toa Payoh
760m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
786 comparable transactions
S$1,636
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$1,652
Recent Comparable Transactions
10 shown · 786 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MINBU ROAD Floor 26-30 | 807sqft | S$1,650,000 | ▲S$2,044 +23.7% vs FV | Freehold |
Aug 2025 | MINBU ROAD Floor 26-30 | 807sqft | S$1,650,000 | ▲S$2,044 +23.7% vs FV | Freehold |
Aug 2025 | LORONG AMPAS Floor 11-15 | 1,066sqft | S$1,750,000 | ▼S$1,642 -0.6% vs FV | Freehold |
Aug 2025 | BALESTIER ROAD Floor 01-05 | 689sqft | S$1,020,000 | ▼S$1,481 -10.4% vs FV | Freehold |
Aug 2025 | LORONG LIMAU Floor 16-20 | 441sqft | S$800,000 | ▲S$1,813 +9.7% vs FV | Freehold |
Aug 2025 | LORONG LIMAU Floor 11-15 | 581sqft | S$980,000 | ▲S$1,686 +2.1% vs FV | Freehold |
Aug 2025 | AH HOOD ROAD Floor 16-20 | 506sqft | S$835,000 | ▼S$1,650 -0.1% vs FV | Freehold |
Aug 2025 | MANDALAY ROAD Floor 06-10 | 398sqft | S$755,000 | ▲S$1,896 +14.8% vs FV | Freehold |
Aug 2025 | JALAN RAJAH Floor 26-30 | 614sqft | S$1,170,000 | ▲S$1,907 +15.4% vs FV | Freehold |
Jul 2025 | BALESTIER ROAD Floor 16-20 | 431sqft | S$760,000 | ▲S$1,765 +6.8% vs FV | Freehold |
Jul 2025 | BALESTIER ROAD Floor 06-10 | 409sqft | S$728,000 | ▲S$1,780 +7.7% vs FV | Freehold |
MINBU ROAD
Aug 2025 · Floor 26-30
+23.7% vs FV
MINBU ROAD
Aug 2025 · Floor 26-30
+23.7% vs FV
LORONG AMPAS
Aug 2025 · Floor 11-15
-0.6% vs FV
BALESTIER ROAD
Aug 2025 · Floor 01-05
-10.4% vs FV
LORONG LIMAU
Aug 2025 · Floor 16-20
+9.7% vs FV
LORONG LIMAU
Aug 2025 · Floor 11-15
+2.1% vs FV
AH HOOD ROAD
Aug 2025 · Floor 16-20
-0.1% vs FV
MANDALAY ROAD
Aug 2025 · Floor 06-10
+14.8% vs FV
JALAN RAJAH
Aug 2025 · Floor 26-30
+15.4% vs FV
BALESTIER ROAD
Jul 2025 · Floor 16-20
+6.8% vs FV
BALESTIER ROAD
Jul 2025 · Floor 06-10
+7.7% vs FV
HELIOS AI Analysis
Based on 786 URA transactions (2 outliers removed), adjusted for: MRT Toa Payoh 760m away (+1%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.