Above Market· 23.6% above market
+4View all
IMAGES GALLERY
Nearest MRT Station
Property Details
Description
Viewing by appointment, SMS/Call: +65 9773 XXXX WA: https://wa.me/659773XXXX 40 storey towers along Beach Road with exceptional views, a 5 storey waterfall, luxurious lobbies with chic ambience and situated at the heart of Singapore's brand new downtown area. ENJOY AT - Lap pool - Full Gym - Hot spa or jacuzzi, - Barbecue area - 29th storey lounge with a view AT HOME - Very high floor - City skyline with panoramic views unblock view of one of Singapore heritage conservation shophouse areas - Spacious layout - Abundance of windows throughout the home - Bright and breezy living space - High-quality fittings & appliances - Tenanted till Oct 2023 - Good investment income THE AREA Mins walk to - Bugis Junction Mall - Cinemas - Popular cocktail bars - Late-night eateries - Bus stops - Minutes to CBD - Train station just opposite Viewing by appointment, SMS/Call: +65 9773 XXXX WA: https://wa.me/659773XXXX
Features & Amenities
Bbq
Parking
Pool deck
Clubhouse
Renovated
Bridge
Balcony
Jacuzzi
Wading pool
Gym
Spa pool
Lap pool
Security
Lounge
Water feature
Nearby Locations
The following locations are within radius of this property, with distance shown in kilometers.
MRT Stations
Location
296 Beach Road 199599, Nicoll, Central Region, SingaporeLoading map...
Mortgage Calculation
S$
20 yrs
410203035
75 %
1020406075
4 %
0.1123456
Mortgage calculation on 4% interest rate
S$ 0
Loan Amount (75%)
Downpayment (25%)
S$ 0
S$ 0
/month
Principal
S$ 0
Interest
S$ 0
Total Transactions
94
Average Price
S2.5M
Total Value
S231.9M
Sales Timeline
Home Report · AVM Fair Value
Automated Valuation based on 1496 URA transactions · 4 outliers removed (IQR)
Fair Value
S$1.39M
S$1,616 psf
Asking Price
S$1.72M
S$1,998 psf
vs Market
+23.6%
Above Market
vs Last Done
-5.8%
Good Deal
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
1496 comps
High = 10+ comps
Medium = 5–9 comps
Low = <5 comps
Nearest MRT
Nicoll Highway
219m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1496 comparable transactions
S$2,279
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.655
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,616
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | BEACH ROAD | 700 | S$1,485,000 | S$2,122 | 11-15 | 99 yrs lease commencing from 2014 |
| 2025-08 | BEACH ROAD | 700 | S$1,485,000 | S$2,122 | 11-15 | 99 yrs lease commencing from 2014 |
| 2025-08 | BEACH ROAD | 689 | S$1,515,000 | S$2,199 | 16-20 | 99 yrs lease commencing from 2014 |
| 2025-08 | BEACH ROAD | 700 | S$1,420,000 | S$2,030 | 06-10 | 99 yrs lease commencing from 2014 |
| 2025-08 | MIDDLE ROAD | 463 | S$1,125,000 | S$2,431 | 01-05 | 99 yrs lease commencing from 2019 |
| 2025-08 | BEACH ROAD | 1,119 | S$2,320,000 | S$2,072 | 21-25 | 99 yrs lease commencing from 2008 |
| 2025-08 | FRASER STREET | 721 | S$1,510,000 | S$2,094 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-08 | FRASER STREET | 1,001 | S$2,200,000 | S$2,198 | 31-35 | 99 yrs lease commencing from 2011 |
| 2025-08 | FRASER STREET | 420 | S$970,000 | S$2,311 | 06-10 | 99 yrs lease commencing from 2011 |
| 2025-08 | NORTH BRIDGE ROAD | 614 | S$1,180,000 | S$1,923 | 31-35 | 99 yrs lease commencing from 2006 |
| 2025-08 | RHU CROSS | 1,776 | S$3,080,000 | S$1,734 | 11-15 | 99 yrs lease commencing from 1994 |
Showing 10 most recent transactions from 1496 total comparables used in valuation.
HELIOS AI-Detected Boosters
high ceilingunblocked viewcity view
HELIOS AI Analysis
Based on 1496 URA transactions (4 outliers removed), adjusted for: Tenure decay (34.4% discount); MRT Nicoll Highway 219m away (+3%); AI-detected value boosters: high ceiling, unblocked view, city view (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.
Herbert Benard
License: L3008022J