* 2 rooms (3rd Rm with window possible too) and balcony * Great World City Mall * Zion Riverside Food Centre *Great World City MRT *Walkup Apt *Nearby schools: a) RIVER VALLEY PRIMARY SCHOOL b) ALEXANDRA PRIMARY SCHOOL c) PRINCE CHARLES CRESCENT d) ZHANGDE PRIMARY SCHOOL e) GAN ENG SENG PRIMARY SCHOOL *Price to sell only $2165 psf *View to appreciate. ** Disclaimer : The photos are AI Design that serves as illustration purpose for prospective buyer. Not the actual site photos.
The following locations are within radius of this property, with distance shown in kilometers.
Loading map...
Total Transactions
10
Average Price
S4.2M
Total Value
S42.4M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1293 URA transactions · 1 outliers removed (IQR)
Fair Value
S$2.51M
S$2,285 psf
Asking Price
S$2.38M
S$2,164 psf
vs Market
-5.3%
vs Last Done
-3.4%
Tenure
Freehold
No lease decay
Confidence
High
1293 comps
Nearest MRT
Tiong Bahru
926m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1293 comparable transactions
S$2,262
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
0%
Adjusted Fair Value PSF
S$2,285
Recent Comparable Transactions
10 shown · 1293 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,356sqft | S$3,038,000 | ▼S$2,240 -2.0% vs FV | 999 yrs lease commencing from 1877 |
Aug 2025 | RIVER VALLEY ROAD Floor 06-10 | 1,356sqft | S$3,038,000 | ▼S$2,240 -2.0% vs FV | 999 yrs lease commencing from 1877 |
Aug 2025 | RIVER VALLEY ROAD Floor 01-05 | 1,722sqft | S$3,650,000 | ▼S$2,119 -7.3% vs FV | 999 yrs lease commencing from 1877 |
Aug 2025 | RIVER VALLEY ROAD Floor 01-05 | 678sqft | S$1,630,000 | ▲S$2,404 +5.2% vs FV | 999 yrs lease commencing from 1877 |
Aug 2025 | SHANGHAI ROAD Floor 01-05 | 1,281sqft | S$2,400,000 | ▼S$1,874 -18.0% vs FV | Freehold |
Aug 2025 | KIM SENG WALK Floor 16-20 | 1,507sqft | S$3,600,000 | ▲S$2,389 +4.6% vs FV | Freehold |
Aug 2025 | LEONIE HILL Floor 16-20 | 5,145sqft | S$6,600,000 | ▼S$1,283 -43.9% vs FV | 99 yrs lease commencing from 1979 |
Aug 2025 | JALAN MUTIARA Floor 06-10 | 441sqft | S$935,000 | ▼S$2,119 -7.3% vs FV | Freehold |
Aug 2025 | IRWELL HILL Floor 26-30 | 495sqft | S$1,498,000 | ▲S$3,025 +32.4% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 01-05 | 861sqft | S$2,580,000 | ▲S$2,996 +31.1% vs FV | 99 yrs lease commencing from 2020 |
Aug 2025 | IRWELL HILL Floor 16-20 | 667sqft | S$1,940,000 | ▲S$2,907 +27.2% vs FV | 99 yrs lease commencing from 2020 |
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-2.0% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 06-10
-2.0% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 01-05
-7.3% vs FV
RIVER VALLEY ROAD
Aug 2025 · Floor 01-05
+5.2% vs FV
SHANGHAI ROAD
Aug 2025 · Floor 01-05
-18.0% vs FV
KIM SENG WALK
Aug 2025 · Floor 16-20
+4.6% vs FV
LEONIE HILL
Aug 2025 · Floor 16-20
-43.9% vs FV
JALAN MUTIARA
Aug 2025 · Floor 06-10
-7.3% vs FV
IRWELL HILL
Aug 2025 · Floor 26-30
+32.4% vs FV
IRWELL HILL
Aug 2025 · Floor 01-05
+31.1% vs FV
IRWELL HILL
Aug 2025 · Floor 16-20
+27.2% 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.