Last transacted #09 same size unit at $3.2M Exclusive listing Serious seller No west sun Ideal stack away from Lap Pool Facing Rain Garden Mid level for optimal greenery view Integrated development Direct access to Bugis MRT Interchange (EW Line & DT Line) Surrounded by countless eateries & amenties Underground walkway to Suntec City, Bugis Junction, South Beach & DUO Lifestyle living with ultimate convenience 21 F&B outlets on the ground floor Full condo facilities with tennis court 50m pool with jacuzzi & hotspring Approximately 83% greenery coverage & over 200 species of plants
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
13
Average Price
S2.4M
Total Value
S30.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1284 URA transactions · 7 outliers removed (IQR)
Fair Value
S$2.69M
S$2,525 psf
Asking Price
S$3.50M
S$3,283 psf
vs Market
+30.0%
Confidence
High
1284 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1284 comparable transactions
S$2,476
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
+2%
Adjusted Fair Value PSF
S$2,525
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | BEACH ROAD | 700 | S$1,485,000 | S$2,122 |
| 2025-08 | BEACH ROAD | 689 | S$1,515,000 | S$2,199 |
| 2025-08 | BEACH ROAD | 700 | S$1,420,000 | S$2,030 |
| 2025-08 | MIDDLE ROAD | 463 | S$1,125,000 | S$2,431 |
| 2025-08 | BEACH ROAD | 1,119 | S$2,320,000 | S$2,072 |
Showing 5 most recent transactions from 1284 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.