298 Beach Road 199554, Nicoll, Central Region, Singapore
$3,000,000
* Another Unit Brought to You by Evangeline * One Call View All * Amazing unblocked view of Marina Bay Sands (MBS), Singapore Flyer, Kallang River and F1 racing track Live, work and play in the city centre Concierge Service – Luxury comfort Selling vacant possession, move in condition Ample natural light, breezy Spacious with bomb shelter, dry and wet kitchen MRT: Nicoll Highway (covered walkway to Circle Line), Bugis (East West Line / Downtown Line) Near amenities, malls and eateries eg The Concourse, Beach Road, Kampong Glam Conservation Area (rich culture and heritage shophouses), City Gate Mall, Suntec City, Millenia Tower, Raffles City, Bugis Junction, Bugis+, Bugis Street, Golden Mile Food Centre, North Bridge Road Market & Food Centre Easy access to offices and central business district (CBD) – Raffles Place, Tanjong Pagar, Shenton Way, Marina Bay, South Beach, Guoco Midtown, Suntec City, Centennial Tower, Millennia Tower, Sports Hub, Nearby Medical Centres/ Clinics: Bethesda Medical Centre, Raffles Hospital, Raffles Executive Medical Centre, Triple Harmony Traditional Chinese Medicine (TCM) Medical Centre, The Hale Medical Clinic Nearby educational institutions: PSB Academy City Campus, Uptrend College Main bus stops in front of the condo: 10, 14, 16, 70, 196 (Nicoll Highway), 100, 107, 961, 980 (Beach Road) Concourse Skyline - Nearby Projects: South Beach Residences, DUO Residences, Midtown Bay, Midtown Modern, City Gate, Southbank, Tanjong Rhu area Concourse Skyline – Core Central Region CCR, District 7, TOP 2014 Other MRT: Promenade (0.72KM), Lavender (0.80KM), Jalan Besar (0.91KM) D9/ D10/ D11/ D1/ D2/ D7/ D15: Bugis, Raffles Place, Shenton, Sentosa, Cairnhill, Killiney, Orchard, Holland, River Valley, Balmoral, Bukit Timah, Dunearn, Newton, Novena, Tanjong Rhu, Meyer, East Coast, Changi, Bayshore, Bedok Nearby school: Farrer Park Primary School St Margaret's Primary School School of the Arts
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
94
Average Price
S2.5M
Total Value
S231.9M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 82 URA transactions · 1 outliers removed (IQR)
Fair Value
S$2.63M
S$1,968 psf
Asking Price
S$3.00M
S$2,247 psf
vs Market
+14.2%
vs Last Done
+8.4%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
82 comps
Nearest MRT
Nicoll Highway
219m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
82 comparable transactions
S$1,958
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.655
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,968
Recent Comparable Transactions
10 shown · 82 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | BEACH ROAD Floor 21-25 | 1,119sqft | S$2,320,000 | ▲S$2,072 +5.3% vs FV | 99 yrs lease commencing from 2008 |
Aug 2025 | BEACH ROAD Floor 21-25 | 1,119sqft | S$2,320,000 | ▲S$2,072 +5.3% vs FV | 99 yrs lease commencing from 2008 |
Jun 2025 | BEACH ROAD Floor 21-25 | 872sqft | S$1,880,000 | ▲S$2,156 +9.6% vs FV | 99 yrs lease commencing from 2008 |
May 2025 | BEACH ROAD Floor 31-35 | 1,163sqft | S$2,200,000 | ▼S$1,892 -3.9% vs FV | 99 yrs lease commencing from 2008 |
Apr 2025 | BEACH ROAD Floor 16-20 | 1,141sqft | S$2,020,000 | ▼S$1,770 -10.1% vs FV | 99 yrs lease commencing from 2008 |
Jan 2025 | BEACH ROAD Floor 31-35 | 1,173sqft | S$2,308,000 | ▼S$1,967 -0.1% vs FV | 99 yrs lease commencing from 2008 |
Dec 2024 | BEACH ROAD Floor 26-30 | 818sqft | S$1,660,000 | ▲S$2,029 +3.1% vs FV | 99 yrs lease commencing from 2008 |
Dec 2024 | BEACH ROAD Floor 06-10 | 807sqft | S$1,420,000 | ▼S$1,759 -10.6% vs FV | 99 yrs lease commencing from 2008 |
Nov 2024 | BEACH ROAD Floor 26-30 | 1,163sqft | S$2,180,000 | ▼S$1,875 -4.7% vs FV | 99 yrs lease commencing from 2008 |
Sep 2024 | BEACH ROAD Floor 16-20 | 1,163sqft | S$2,010,000 | ▼S$1,729 -12.1% vs FV | 99 yrs lease commencing from 2008 |
Sep 2024 | BEACH ROAD Floor 31-35 | 1,119sqft | S$2,390,000 | ▲S$2,135 +8.5% vs FV | 99 yrs lease commencing from 2008 |
BEACH ROAD
Aug 2025 · Floor 21-25
+5.3% vs FV
BEACH ROAD
Aug 2025 · Floor 21-25
+5.3% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+9.6% vs FV
BEACH ROAD
May 2025 · Floor 31-35
-3.9% vs FV
BEACH ROAD
Apr 2025 · Floor 16-20
-10.1% vs FV
BEACH ROAD
Jan 2025 · Floor 31-35
-0.1% vs FV
BEACH ROAD
Dec 2024 · Floor 26-30
+3.1% vs FV
BEACH ROAD
Dec 2024 · Floor 06-10
-10.6% vs FV
BEACH ROAD
Nov 2024 · Floor 26-30
-4.7% vs FV
BEACH ROAD
Sep 2024 · Floor 16-20
-12.1% vs FV
BEACH ROAD
Sep 2024 · Floor 31-35
+8.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.