Freehold Massive Single Floor Plate with 7 Bedrooms! *Public Mansion* - En-Bloc Potential - Co-living Ready - Fitted with 7 Bedrooms - Original is 3 Bedrooms Unit - 5 Baths - 3 Ensuite Bedrooms - Size = 1959sf - Mid Floor - Lift Level - Corner Unit - Partially Furnished - *Tenanted till Aug 2027* - Tenanted to Co-Living Operator - Vacant Possession Option - Fully Air-conditioned in Bedrooms - Freehold Tenure - TOP = 1974 - Near to Zhongshan Mall & Shaw Plaza - Plenty of Eateries and Amenities Nearby Primary Schools - CHIJ Pri Toa Payoh (1km) - SJI Junior (1km) - ACS Junior (2km) - ACS Pri Sch (2km) - Bendemeer Pri Sch (2km) - St Andrew Junior Sch (2km) - Hong Wen Sch (2km) MRT Stations - Toa Payoh MRT (0.69km) - Novena MRT (0.87km) Please contact 8383XXXX to arrange for viewing appointment. Peter Loh CEA No: R028064C M: 8383 XXXX W: www.8383XXXX.com
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Total Transactions
3
Average Price
S2.0M
Total Value
S6.0M
Calculating fair value from URA transaction data…
Automated Valuation based on 1913 URA transactions · 54 outliers removed (IQR)
Fair Value
S$3.45M
S$1,762 psf
Asking Price
S$2.50M
S$1,276 psf
vs Market
-27.6%
Confidence
High
1913 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1913 comparable transactions
S$1,694
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,762
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | IRRAWADDY ROAD | 1,367 | S$2,650,000 | S$1,939 |
| 2025-08 | IRRAWADDY ROAD | 1,001 | S$1,660,000 | S$1,658 |
| 2025-08 | MERGUI ROAD | 1,259 | S$1,680,000 | S$1,334 |
| 2025-08 | JALAN RAJA UDANG | 678 | S$970,000 | S$1,430 |
| 2025-08 | MINBU ROAD | 807 | S$1,650,000 | S$2,044 |
Showing 5 most recent transactions from 1913 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.