1 Siglap Road 448906, Siglap, East Region, Singapore
$5,300,000
Rare Single-Storey 5-Bedroom Penthouse with Stunning Sea Views Size: Approx. 3,800 sqft Property Highlights: Rarely available single-level penthouse — no internal stairs Unblocked sea views and excellent cross ventilation for a bright and breezy ambience Expansive layout with 5 spacious bedrooms and 5 bathrooms — perfect for multi-generational living Dual living rooms, family lounge area, and dedicated yard and utility zones Includes en-suite helper’s room and a large storeroom Well-equipped full-sized kitchen with potential for a dual-key layout Condo Facilities: Mandarin Gardens is a full-facility condominium offering: Swimming pool 4 tennis courts, 2 squash courts Gym, function room, and minimart Childcare centre, kindergarten & children’s art studio Playgrounds and a variety of shops and restaurants 24-hour security for peace of mind Location & Lifestyle: Just minutes’ walk to East Coast Park — enjoy a vibrant outdoor lifestyle Well-connected with bus stops right outside the development Easy access to major expressways: ECP, MCE, AYE, CTE, and PIE Close to the upcoming Siglap MRT and Marine Terrace MRT stations Nearby Reputable Schools: Primary: Ngee Ann Primary, Tao Nan School, CHIJ Katong Primary, St. Stephen’s School, Opera Estate Primary Secondary: Victoria School, CHIJ Katong Convent Junior College: Victoria Junior College Don’t miss this exceptional opportunity to own one of the largest single-floor penthouses in the East — a rare gem with panoramic views, versatile living spaces, and unmatched convenience. Let me know if you’d like a more visual/Instagram-friendly version or a version tailored for specific listing portals! Nearby: Seaside Residences, Bayshore Park, Fernwood Towers, Costa Del Sol
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Total Transactions
135
Average Price
S1.8M
Total Value
S238.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 111 URA transactions
Fair Value
S$4.75M
S$1,251 psf
Asking Price
S$5.30M
S$1,395 psf
vs Market
+11.5%
vs Last Done
+5.9%
Tenure
59 yrs
99-year Leasehold · Balance remaining
Confidence
High
111 comps
Nearest MRT
Bedok
1977m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
111 comparable transactions
S$1,285
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.212
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,251
Recent Comparable Transactions
10 shown · 111 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | SIGLAP ROAD Floor 16-20 | 1,572sqft | S$2,069,000 | ▲S$1,317 +5.3% vs FV | 99 yrs lease commencing from 1982 |
Jul 2025 | SIGLAP ROAD Floor 16-20 | 1,572sqft | S$2,069,000 | ▲S$1,317 +5.3% vs FV | 99 yrs lease commencing from 1982 |
Jul 2025 | SIGLAP ROAD Floor 21-25 | 1,572sqft | S$2,288,000 | ▲S$1,456 +16.4% vs FV | 99 yrs lease commencing from 1982 |
Jul 2025 | SIGLAP ROAD Floor 16-20 | 829sqft | S$1,100,000 | ▲S$1,327 +6.1% vs FV | 99 yrs lease commencing from 1982 |
May 2025 | SIGLAP ROAD Floor 11-15 | 829sqft | S$1,080,000 | ▲S$1,303 +4.2% vs FV | 99 yrs lease commencing from 1982 |
May 2025 | SIGLAP ROAD Floor 11-15 | 829sqft | S$1,180,000 | ▲S$1,424 +13.8% vs FV | 99 yrs lease commencing from 1982 |
May 2025 | SIGLAP ROAD Floor 06-10 | 1,572sqft | S$1,785,000 | ▼S$1,136 -9.2% vs FV | 99 yrs lease commencing from 1982 |
Apr 2025 | SIGLAP ROAD Floor 16-20 | 829sqft | S$1,128,888 | ▲S$1,362 +8.9% vs FV | 99 yrs lease commencing from 1982 |
Apr 2025 | SIGLAP ROAD Floor 01-05 | 1,787sqft | S$2,170,000 | ▼S$1,214 -3.0% vs FV | 99 yrs lease commencing from 1982 |
Mar 2025 | SIGLAP ROAD Floor 16-20 | 732sqft | S$990,000 | ▲S$1,353 +8.2% vs FV | 99 yrs lease commencing from 1982 |
Mar 2025 | SIGLAP ROAD Floor 21-25 | 829sqft | S$1,078,000 | ▲S$1,301 +4.0% vs FV | 99 yrs lease commencing from 1982 |
SIGLAP ROAD
Jul 2025 · Floor 16-20
+5.3% vs FV
SIGLAP ROAD
Jul 2025 · Floor 16-20
+5.3% vs FV
SIGLAP ROAD
Jul 2025 · Floor 21-25
+16.4% vs FV
SIGLAP ROAD
Jul 2025 · Floor 16-20
+6.1% vs FV
SIGLAP ROAD
May 2025 · Floor 11-15
+4.2% vs FV
SIGLAP ROAD
May 2025 · Floor 11-15
+13.8% vs FV
SIGLAP ROAD
May 2025 · Floor 06-10
-9.2% vs FV
SIGLAP ROAD
Apr 2025 · Floor 16-20
+8.9% vs FV
SIGLAP ROAD
Apr 2025 · Floor 01-05
-3.0% vs FV
SIGLAP ROAD
Mar 2025 · Floor 16-20
+8.2% vs FV
SIGLAP ROAD
Mar 2025 · Floor 21-25
+4.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.