18 Starlight Road 217767, Kampong Java, Central Region, Singapore
$1,600,000
Rare opportunity to own a walk-up apartment with a 9999-year leasehold in a peaceful city-fringe enclave, just minutes from Farrer Park MRT, parks, schools, and amenities. This 3-bedroom unit sits on the most desirable 2nd level of a well-kept low-rise block, offering long-term value, strong fundamentals, and creative renovation potential. • Approx. gross floor area: 882 sqft (estimated, including wall thickness) • Internal wall-to-wall area: approx. 835 sqft (measured) • Practical layout: 3 bedrooms, 1 bathroom, 1 WC • Tenanted at $3,900/month — gross yield approx. 2.93% • Quiet surroundings with only a few units per block • Original condition – ideal for buyers who want to renovate to their taste • Near Farrer Park MRT, parks, eateries, hotels, City Square Mall, schools Important Note on visuals: Some of the listing photos have been digitally decluttered and/or virtually staged to help prospective buyers visualize the space’s potential after renovation. These images are for illustration purposes only. Photos of the existing interior can be shared with the serious prospective buyers upon request. The unit is being sold in its original condition, i.e. as is where is basis. This unit offers a rare combination of very long leasehold tenure, functional layout, and walkability to key amenities — ideal for investors or homeowners seeking to restore a vintage apartment with long-term potential. Asking price starts from $1.6Mil. Seller prefers to retain for rental income if price is not met. Serious buyers welcome. Viewing by appointment.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
5
Average Price
S796K
Total Value
S4.0M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 866 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.63M
S$1,852 psf
Asking Price
S$1.60M
S$1,814 psf
vs Market
-2.1%
vs Last Done
+15.8%
Tenure
Freehold
No lease decay
Confidence
High
866 comps
Nearest MRT
Farrer Park
136m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
866 comparable transactions
S$1,798
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
0%
Adjusted Fair Value PSF
S$1,852
Recent Comparable Transactions
10 shown · 866 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | KITCHENER LINK Floor 01-05 | 1,216sqft | S$1,905,000 | ▼S$1,566 -15.4% vs FV | Freehold |
Aug 2025 | KITCHENER LINK Floor 01-05 | 1,216sqft | S$1,905,000 | ▼S$1,566 -15.4% vs FV | Freehold |
Aug 2025 | OXFORD ROAD Floor 01-05 | 1,356sqft | S$1,650,000 | ▼S$1,217 -34.3% vs FV | 99 yrs lease commencing from 1995 |
Aug 2025 | SING AVENUE Floor 01-05 | 1,389sqft | S$1,888,888 | ▼S$1,360 -26.6% vs FV | Freehold |
Aug 2025 | MERGUI ROAD Floor 11-15 | 1,119sqft | S$1,850,000 | ▼S$1,653 -10.7% vs FV | Freehold |
Aug 2025 | MARNE ROAD Floor 06-10 | 721sqft | S$1,300,000 | ▼S$1,803 -2.6% vs FV | Freehold |
Aug 2025 | RACE COURSE ROAD Floor 01-05 | 420sqft | S$742,000 | ▼S$1,768 -4.5% vs FV | Freehold |
Jul 2025 | OXFORD ROAD Floor 06-10 | 1,098sqft | S$1,390,000 | ▼S$1,266 -31.6% vs FV | 99 yrs lease commencing from 1995 |
Jul 2025 | KITCHENER LINK Floor 01-05 | 1,216sqft | S$2,475,000 | ▲S$2,035 +9.9% vs FV | Freehold |
Jul 2025 | SING JOO WALK Floor 01-05 | 409sqft | S$740,000 | ▼S$1,809 -2.3% vs FV | Freehold |
Jun 2025 | KITCHENER LINK Floor 16-20 | 861sqft | S$1,820,000 | ▲S$2,114 +14.1% vs FV | Freehold |
KITCHENER LINK
Aug 2025 · Floor 01-05
-15.4% vs FV
KITCHENER LINK
Aug 2025 · Floor 01-05
-15.4% vs FV
OXFORD ROAD
Aug 2025 · Floor 01-05
-34.3% vs FV
SING AVENUE
Aug 2025 · Floor 01-05
-26.6% vs FV
MERGUI ROAD
Aug 2025 · Floor 11-15
-10.7% vs FV
MARNE ROAD
Aug 2025 · Floor 06-10
-2.6% vs FV
RACE COURSE ROAD
Aug 2025 · Floor 01-05
-4.5% vs FV
OXFORD ROAD
Jul 2025 · Floor 06-10
-31.6% vs FV
KITCHENER LINK
Jul 2025 · Floor 01-05
+9.9% vs FV
SING JOO WALK
Jul 2025 · Floor 01-05
-2.3% vs FV
KITCHENER LINK
Jun 2025 · Floor 16-20
+14.1% 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.