Are you looking for a penthouse with panoramic view that you will be proud of? Here is it! 3-bedroom penthouse, 2562 sqft, 3-level Level 1 : living/dining high ceiling, balcony, home shelter, powder room, kitchen, yard, Junior Masterbedroom with balcony ensuite Level 2 : master bedroom ensuite with walkin wardrobe, common bedroom, common bathroom, utility room Level 3: private roof terrace, garden High ceiling in living area functional layout open terraces for outdoor activities Call Eileen ERA 9841XXXX for appointment! View actual unit. 2 penthouses available for sale, one call view all.
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Total Transactions
170
Average Price
S1.0M
Total Value
S174.9M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 918 URA transactions · 26 outliers removed (IQR)
Fair Value
S$2.29M
S$893 psf
Asking Price
S$2.80M
S$1,093 psf
vs Market
+22.4%
vs Last Done
-17.2%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
918 comps
Nearest MRT
Khatib
1648m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
918 comparable transactions
S$1,182
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$893
Recent Comparable Transactions
10 shown · 918 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | YISHUN RING ROAD Floor 01-05 | 635sqft | S$838,000 | ▲S$1,320 +47.8% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | YISHUN RING ROAD Floor 01-05 | 635sqft | S$838,000 | ▲S$1,320 +47.8% vs FV | 99 yrs lease commencing from 2015 |
Aug 2025 | YISHUN STREET 51 Floor 11-15 | 1,636sqft | S$2,120,000 | ▲S$1,296 +45.1% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | YISHUN STREET 51 Floor 11-15 | 700sqft | S$980,000 | ▲S$1,401 +56.9% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | YISHUN AVENUE 11 Floor 11-15 | 1,033sqft | S$1,230,000 | ▲S$1,190 +33.3% vs FV | 99 yrs lease commencing from 2010 |
Aug 2025 | YISHUN AVENUE 6 Floor 06-10 | 1,238sqft | S$1,148,000 | ▲S$927 +3.8% vs FV | 99 yrs lease commencing from 2000 |
Aug 2025 | MILTONIA CLOSE Floor - | 3,520sqft | S$2,460,000 | ▼S$699 -21.7% vs FV | 99 yrs lease commencing from 2001 |
Aug 2025 | MILTONIA CLOSE Floor 01-05 | 969sqft | S$1,130,000 | ▲S$1,166 +30.6% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | MILTONIA CLOSE Floor 11-15 | 2,551sqft | S$2,750,000 | ▲S$1,078 +20.7% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | MILTONIA CLOSE Floor - | 4,672sqft | S$3,430,000 | ▼S$734 -17.8% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | YISHUN STREET 51 Floor 06-10 | 1,098sqft | S$1,388,888 | ▲S$1,265 +41.7% vs FV | 99 yrs lease commencing from 2014 |
YISHUN RING ROAD
Aug 2025 · Floor 01-05
+47.8% vs FV
YISHUN RING ROAD
Aug 2025 · Floor 01-05
+47.8% vs FV
YISHUN STREET 51
Aug 2025 · Floor 11-15
+45.1% vs FV
YISHUN STREET 51
Aug 2025 · Floor 11-15
+56.9% vs FV
YISHUN AVENUE 11
Aug 2025 · Floor 11-15
+33.3% vs FV
YISHUN AVENUE 6
Aug 2025 · Floor 06-10
+3.8% vs FV
MILTONIA CLOSE
Aug 2025 · Floor -
-21.7% vs FV
MILTONIA CLOSE
Aug 2025 · Floor 01-05
+30.6% vs FV
MILTONIA CLOSE
Aug 2025 · Floor 11-15
+20.7% vs FV
MILTONIA CLOSE
Aug 2025 · Floor -
-17.8% vs FV
YISHUN STREET 51
Aug 2025 · Floor 06-10
+41.7% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 918 URA transactions (26 outliers removed), adjusted for: Tenure decay (27.3% discount); AI-detected value boosters: penthouse, high ceiling (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.