Key Highlights Freehold tenure – ideal for legacy planning Low maintenance fee: only $294/month – supports higher rental yield compared to nearby developments Unblocked balcony view facing the CBD skyline & Marina Bay Short walk to Newton MRT Interchange (North-South & Downtown Lines), ensuring a ready pool of tenants seeking convenience and connectivity Within 1km to Top Schools Anglo-Chinese School (Primary) St. Joseph’s Institution (Junior) Lifestyle + Investment This penthouse is thoughtfully designed for modern urban living, offering privacy, efficiency, and panoramic views rarely found in city-centre developments. Ideal for: Own-stay buyers who value lifestyle and prestige Investors seeking strong rental demand with low holding costs Buyers prioritising freehold assets in prime District 9 Prime Newton Location Minutes to Orchard, Novena, and the CBD—yet elevated above the bustle with city views from your private balcony. Exclusive viewing by appointment About Chris Chua Chris Chua is a seasoned Branch Division Director at ERA Realty Network, highly regarded for her professionalism and consistently strong client reviews. She specialises in properties across the Central Region and District 19, where she has repeatedly achieved record-breaking resale prices for her clients. Her proven track record includes multiple notable transactions, reflecting her ability to navigate complex negotiations and deliver exceptional outcomes in both private and HDB markets. Recognised as ERA’s Top 50 Achiever (July) and a Millionaire Agent for 2025, Chris combines cutting-edge digital strategies with time-tested traditional marketing to maximise exposure and deliver results with precision. Her motto: Selling homes with heart, not hype. Unlocking opportunities. Elevating lives. Chris Chua 9382 XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
22
Average Price
S1.4M
Total Value
S31.2M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 17 URA transactions
Fair Value
S$2.55M
S$2,151 psf
Asking Price
S$2.55M
S$2,154 psf
vs Market
+0.1%
vs Last Done
+5.1%
Tenure
Freehold
No lease decay
Confidence
High
17 comps
Nearest MRT
Newton
465m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
17 comparable transactions
S$1,989
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
+5%
Adjusted Fair Value PSF
S$2,151
Recent Comparable Transactions
10 shown · 17 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MAKEWAY AVENUE Floor 16-20 | 624sqft | S$1,280,000 | ▼S$2,050 -4.7% vs FV | Freehold |
Aug 2025 | MAKEWAY AVENUE Floor 16-20 | 624sqft | S$1,280,000 | ▼S$2,050 -4.7% vs FV | Freehold |
May 2025 | MAKEWAY AVENUE Floor 06-10 | 441sqft | S$918,000 | ▼S$2,080 -3.3% vs FV | Freehold |
Nov 2024 | MAKEWAY AVENUE Floor 11-15 | 1,066sqft | S$2,150,000 | ▼S$2,018 -6.2% vs FV | Freehold |
Oct 2024 | MAKEWAY AVENUE Floor 01-05 | 753sqft | S$1,590,000 | ▼S$2,110 -1.9% vs FV | Freehold |
Jul 2024 | MAKEWAY AVENUE Floor 11-15 | 915sqft | S$1,958,000 | ▼S$2,140 -0.5% vs FV | Freehold |
Mar 2024 | MAKEWAY AVENUE Floor 06-10 | 506sqft | S$1,030,000 | ▼S$2,036 -5.3% vs FV | Freehold |
Jan 2024 | MAKEWAY AVENUE Floor 01-05 | 915sqft | S$1,868,000 | ▼S$2,042 -5.1% vs FV | Freehold |
Oct 2023 | MAKEWAY AVENUE Floor 11-15 | 807sqft | S$1,550,000 | ▼S$1,920 -10.7% vs FV | Freehold |
May 2023 | MAKEWAY AVENUE Floor 01-05 | 463sqft | S$900,000 | ▼S$1,944 -9.6% vs FV | Freehold |
Mar 2023 | MAKEWAY AVENUE Floor 11-15 | 915sqft | S$1,900,000 | ▼S$2,077 -3.4% vs FV | Freehold |
MAKEWAY AVENUE
Aug 2025 · Floor 16-20
-4.7% vs FV
MAKEWAY AVENUE
Aug 2025 · Floor 16-20
-4.7% vs FV
MAKEWAY AVENUE
May 2025 · Floor 06-10
-3.3% vs FV
MAKEWAY AVENUE
Nov 2024 · Floor 11-15
-6.2% vs FV
MAKEWAY AVENUE
Oct 2024 · Floor 01-05
-1.9% vs FV
MAKEWAY AVENUE
Jul 2024 · Floor 11-15
-0.5% vs FV
MAKEWAY AVENUE
Mar 2024 · Floor 06-10
-5.3% vs FV
MAKEWAY AVENUE
Jan 2024 · Floor 01-05
-5.1% vs FV
MAKEWAY AVENUE
Oct 2023 · Floor 11-15
-10.7% vs FV
MAKEWAY AVENUE
May 2023 · Floor 01-05
-9.6% vs FV
MAKEWAY AVENUE
Mar 2023 · Floor 11-15
-3.4% 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.