6 Makeway Avenue 228606, Moulmein, Central Region, Singapore
$1,690,000
- 2 Bedrooms + 2 Bathrooms - Bright & Well-Ventilated Unit - Quiet Facing - Currently tenanted at $4.3K till March 2026 - Great for own stay or investment Project Details: - District 9 - TOP 2023 - Full Facilities: Swimming Pool, Tennis Court, Kids’ Playground, Badminton Court, Gym, Adult and Elderly Fitness Area, Clubhouse, Function Room, BBQ Pit Transport: Newton MRT (DT11/NS21) | 0.31KM Shopping Malls: United Square | 0.59KM Goldhill Shopping Centre | 0.61KM Velocity @ Novena Square | 0.82KM Square 2 | 0.96KM Groceries: CS Fresh @ Chancery Court | 0.51KM FairPrice Finest Gourmet @ Balmoral Plaza | 0.72KM Cold Storage @ Novena Square | 0.82KM Don Don Donki @ Square 2 | 0.96KM Eateries: Newton Food Centre | 0.16KM Food Dynasty USQ | 0.59KM Cookhouse by Koufu @ Velocity @ Novena Square | 0.82KM Pek Kio Market & Food Centre | 1.11KM Preschools: Kiddiwinkie Schoolhouse @ Newton | 0.28KM Preschool for Multiple Intelligences (PMI) @ Newton | 0.45KM Etonhouse Pre-School (Newton) | 0.5KM Primary Schools: Anglo-Chinese School (Junior) | 0.38KM St. Joseph's Institution Junior | 0.77KM Anglo-Chinese School (Primary) | 0.85KM Farrer Park Primary School | 1.00KM Secondary Schools: Anglo-Chinese School (Barker Road) | 0.97KM Singapore Chinese Girls' School | 1.66KM Northlight School | 1.81KM
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
35
Average Price
S2.2M
Total Value
S77.4M
Calculating fair value from URA transaction data…


License: L3008899K
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Automated Valuation based on 231 URA transactions
Fair Value
S$1.71M
S$2,486 psf
Asking Price
S$1.69M
S$2,453 psf
vs Market
-1.3%
vs Last Done
-6.3%
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
231 comps
Nearest MRT
Newton
353m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
231 comparable transactions
S$2,550
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.941
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,486
Recent Comparable Transactions
10 shown · 231 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | MAKEWAY AVENUE Floor 01-05 | 1,528sqft | S$4,000,000 | ▲S$2,617 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | MAKEWAY AVENUE Floor 01-05 | 1,528sqft | S$4,000,000 | ▲S$2,617 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | MAKEWAY AVENUE Floor 11-15 | 1,055sqft | S$2,800,000 | ▲S$2,654 +6.8% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | MAKEWAY AVENUE Floor 01-05 | 614sqft | S$1,580,000 | ▲S$2,575 +3.6% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | MAKEWAY AVENUE Floor 11-15 | 689sqft | S$1,730,000 | ▲S$2,511 +1.0% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MAKEWAY AVENUE Floor 11-15 | 614sqft | S$1,600,000 | ▲S$2,608 +4.9% vs FV | 99 yrs lease commencing from 2019 |
Apr 2025 | MAKEWAY AVENUE Floor 06-10 | 1,055sqft | S$2,800,000 | ▲S$2,654 +6.8% vs FV | 99 yrs lease commencing from 2019 |
Mar 2025 | MAKEWAY AVENUE Floor 16-20 | 1,098sqft | S$3,170,000 | ▲S$2,887 +16.1% vs FV | 99 yrs lease commencing from 2019 |
Mar 2025 | MAKEWAY AVENUE Floor 11-15 | 915sqft | S$2,450,000 | ▲S$2,678 +7.7% vs FV | 99 yrs lease commencing from 2019 |
Feb 2025 | MAKEWAY AVENUE Floor 01-05 | 1,055sqft | S$2,708,000 | ▲S$2,567 +3.3% vs FV | 99 yrs lease commencing from 2019 |
Feb 2025 | MAKEWAY AVENUE Floor 01-05 | 915sqft | S$2,280,000 | ▲S$2,492 +0.2% vs FV | 99 yrs lease commencing from 2019 |
MAKEWAY AVENUE
Jul 2025 · Floor 01-05
+5.3% vs FV
MAKEWAY AVENUE
Jul 2025 · Floor 01-05
+5.3% vs FV
MAKEWAY AVENUE
Jul 2025 · Floor 11-15
+6.8% vs FV
MAKEWAY AVENUE
Jun 2025 · Floor 01-05
+3.6% vs FV
MAKEWAY AVENUE
Jun 2025 · Floor 11-15
+1.0% vs FV
MAKEWAY AVENUE
May 2025 · Floor 11-15
+4.9% vs FV
MAKEWAY AVENUE
Apr 2025 · Floor 06-10
+6.8% vs FV
MAKEWAY AVENUE
Mar 2025 · Floor 16-20
+16.1% vs FV
MAKEWAY AVENUE
Mar 2025 · Floor 11-15
+7.7% vs FV
MAKEWAY AVENUE
Feb 2025 · Floor 01-05
+3.3% vs FV
MAKEWAY AVENUE
Feb 2025 · Floor 01-05
+0.2% 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.