CONTACT INFORMATION Viewing by appointment, SMS/Call: +65 9773 XXXX WA: https://wa.me/659773XXXX Are you looking for a FREEHOLD 2 Bedder unit in the heart of Novena? This 2 Bedder is now available for sale. A blank canvas for you to design and make this your dream home, and enjoy easy access to the amenities right across the road. THE HOME - 60 sqm / 646 sqft - Partially Furnished - Spacious Layout - Separate Living and Dining Area - Kitchenette - Spacious Bedrooms - Bright & Breezy - Opp Novena Church TRANSPORTATION - Novena MRT - Buses 131, 141, 143, 166, 167, 21, 5, 54, 56, 57, 851, 980 ENJOY AT - Square 2 - Novena Square - Velocity @ Novena Square - United Square - Balestier Hill Shopping Centre SUPERMARKETS - Cold Storage - Fairprice - Sol Mart - Don Don Donki SCHOOLS - St. Joseph's Institution Junior - Anglo-Chinese School (Baker) - CHIJ Primary & Secondary (Toa Payoh) - Farrer Park Primary School - Singapore Chinese Girls' School CONTACT INFORMATION Viewing by appointment, SMS/Call: +65 9773 XXXX WA: https://wa.me/659773XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
7
Average Price
S1.6M
Total Value
S11.3M
Automated Valuation based on 2918 URA transactions · 4 outliers removed (IQR)
Fair Value
S$1.48M
S$2,291 psf
Asking Price
S$1.60M
S$2,477 psf
vs Market
+8.1%
vs Last Done
+27.7%
Tenure
Freehold
No lease decay
Confidence
High
2918 comps
Nearest MRT
Novena
274m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2918 comparable transactions
S$2,181
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
+2%
Adjusted Fair Value PSF
S$2,291
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | IRRAWADDY ROAD | 1,367 | S$2,650,000 | S$1,939 | 11-15 | Freehold |
| 2025-08 | IRRAWADDY ROAD | 1,367 | S$2,650,000 | S$1,939 | 11-15 | Freehold |
| 2025-08 | IRRAWADDY ROAD | 1,001 | S$1,660,000 | S$1,658 | 11-15 | Freehold |
| 2025-08 | KHIANG GUAN AVENUE | 1,119 | S$2,650,000 | S$2,367 | 21-25 | Freehold |
| 2025-08 | JALAN RAJA UDANG | 678 | S$970,000 | S$1,430 | 16-20 | Freehold |
| 2025-08 | SURREY ROAD | 1,981 | S$4,380,000 | S$2,211 | 16-20 | Freehold |
| 2025-08 | MINBU ROAD | 807 | S$1,650,000 | S$2,044 | 26-30 | Freehold |
| 2025-08 | BALESTIER ROAD | 689 | S$1,020,000 | S$1,481 | 01-05 | Freehold |
| 2025-08 | NEWTON ROAD | 2,045 | S$4,390,000 | S$2,147 | 16-20 | Freehold |
| 2025-08 | NEWTON ROAD | 657 | S$1,300,000 | S$1,980 | 11-15 | Freehold |
| 2025-08 | MANDALAY ROAD | 1,066 | S$1,800,000 | S$1,689 | 06-10 | Freehold |
Showing 10 most recent transactions from 2918 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2918 URA transactions (4 outliers removed), adjusted for: MRT Novena 274m away (+3%); AI-detected value boosters: freehold (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.


License: L3008022J