Prestigious and Sought After Address in Bukit Timah Within Private Landed Enclave Freehold Tenure: A Legacy and a Generational Asset Located Within 1KM to Nanyang Primary and Raffles Girls Primary Surrounded by Good Secondary andTertiary Educational Institutions Well Connected to City Centre and Key Locations Island-wide Exclusive 180 Ultra Luxurious Large Format Units: A Rarity in Today's Market Near to Botanic Gardens Please call Direct Developer Sales Team Eileen 9841XXXX for showflat vewing and booking. Schools (within 1km Radius) Raffles Girls' Primary School Nanyang Primary School Hwa Chong International School National Junior College Nanyang Girls High School St. Margaret's Secondary School MRT 8 mins walk to Tan Kah Kee MRT (Downtown Line) 1 stop to Botanic Gardens MRT Interchange (Circle Line) 2 stops to Stevens MRT Interchange (Thomson-East Coast Line) 3 stops to Newto MRT Interchange (North-South Line) Lifestyle Greenwood Avenue Cluny Court Adam Road Food Centre Coronation Shopping Centre Coronation Shopping Plaza Crown Centre Singapore Botanice Garden The Singapore Island Country Club
D11 - Bukit Timah
Tan Kah Kee MRT · 7 min walk
Small (180 units)
180 units
8 Blocks, 5 Floors
United Venture Development (Watten) Pte Ltd
Watten House has a total of 180 units, from 3 Bed - 2 Bath to 7 Bed - 6 Bath units. There are 74 types of floor plans from 990 sqft to 4,080 sqft.
Watten House has 8 blocks and up to 05 storeys.
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Total Transactions
3
Average Price
S185.1M
Total Value
S555.4M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 743 URA transactions
Fair Value
S$5.55M
S$2,345 psf
Asking Price
S$7.96M
S$3,361 psf
vs Market
+43.3%
vs Last Done
+55.2%
Tenure
Freehold
No lease decay
Confidence
High
743 comps
Nearest MRT
Botanic Gardens
902m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
743 comparable transactions
S$2,276
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$2,345
Recent Comparable Transactions
10 shown · 743 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SHELFORD ROAD Floor 01-05 | 1,270sqft | S$2,750,000 | ▼S$2,165 -7.7% vs FV | Freehold |
Aug 2025 | SHELFORD ROAD Floor 01-05 | 1,270sqft | S$2,750,000 | ▼S$2,165 -7.7% vs FV | Freehold |
Aug 2025 | SHELFORD ROAD Floor 01-05 | 1,270sqft | S$2,700,000 | ▼S$2,126 -9.3% vs FV | Freehold |
Aug 2025 | SHELFORD ROAD Floor 06-10 | 861sqft | S$1,880,000 | ▼S$2,183 -6.9% vs FV | Freehold |
Aug 2025 | ARCADIA ROAD Floor 11-15 | 1,798sqft | S$2,388,888 | ▼S$1,329 -43.3% vs FV | 99 yrs lease commencing from 1975 |
Aug 2025 | ADAM ROAD Floor 01-05 | 2,799sqft | S$3,000,000 | ▼S$1,072 -54.3% vs FV | Freehold |
Aug 2025 | WATTEN ESTATE ROAD Floor - | 2,669sqft | S$4,700,000 | ▼S$1,761 -24.9% vs FV | Freehold |
Aug 2025 | TAN KIM CHENG ROAD Floor 06-10 | 1,916sqft | S$2,168,000 | ▼S$1,132 -51.7% vs FV | 103 yrs lease commencing from 1974 |
Aug 2025 | SHELFORD ROAD Floor 01-05 | 452sqft | S$908,000 | ▼S$2,008 -14.4% vs FV | Freehold |
Aug 2025 | PRINCESS OF WALES ROAD Floor - | 3,786sqft | S$11,380,000 | ▲S$3,006 +28.2% vs FV | 999 yrs lease commencing from 1875 |
Aug 2025 | PRINCESS OF WALES ROAD Floor - | 3,786sqft | S$9,976,000 | ▲S$2,635 +12.4% vs FV | 999 yrs lease commencing from 1875 |
SHELFORD ROAD
Aug 2025 · Floor 01-05
-7.7% vs FV
SHELFORD ROAD
Aug 2025 · Floor 01-05
-7.7% vs FV
SHELFORD ROAD
Aug 2025 · Floor 01-05
-9.3% vs FV
SHELFORD ROAD
Aug 2025 · Floor 06-10
-6.9% vs FV
ARCADIA ROAD
Aug 2025 · Floor 11-15
-43.3% vs FV
ADAM ROAD
Aug 2025 · Floor 01-05
-54.3% vs FV
WATTEN ESTATE ROAD
Aug 2025 · Floor -
-24.9% vs FV
TAN KIM CHENG ROAD
Aug 2025 · Floor 06-10
-51.7% vs FV
SHELFORD ROAD
Aug 2025 · Floor 01-05
-14.4% vs FV
PRINCESS OF WALES ROAD
Aug 2025 · Floor -
+28.2% vs FV
PRINCESS OF WALES ROAD
Aug 2025 · Floor -
+12.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 743 URA transactions (0 outliers removed), adjusted for: MRT Botanic Gardens 902m away (+1%); 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.