90 Jellicoe Road 208749, Lavender, Central Region, Singapore
$3,000,000
Citylights is a 99-year leasehold condominium development located at 86 Jellicoe Road in District 8 (Kallang/Lavender), Singapore. It’s a popular urban-fringe residential address known for excellent connectivity and city living with city and skyline views.  Overview • Developer: CapitaLand Residential  • Address: 80–90 Jellicoe Road, Singapore 208741–208766  • Tenure: 99-year leasehold from 2004  • Completion: 2007 (TOP)  • Total Units: ~600 across several towers up to ~41 storeys tall  • Nearest MRT: Lavender (East-West Line) ~2 min walk; also near Bendemeer & Jalan Besar stations  Citylights is designed for urban convenience — close to the city centre, public transport, and lifestyle amenities. Its skyline views and modern architecture make it attractive to professionals, couples, and families.  Facilities • Swimming pool, splash pool & jacuzzi • Clubhouse with gym and function rooms • Tennis courts & fitness corners • BBQ pits & landscaped gardens • Sky terraces with panoramic city views • Children’s playground & recreational spaces Location & Connectivity • Excellent access to Lavender MRT Station and bus services.  • Short ride to CBD, Bugis, Marina Bay and major expressways (CTE, ECP, AYE).  • Close to shopping, eateries, supermarkets, parks, and sports/cultural hubs.  Lifestyle & Appeal Citylights combines urban convenience with resort-style living — ideal for those who want quick access into the Central Business District while enjoying modern condo amenities and elevated views of city lights and Kallang Basin.  Contact me today at 9068XXXX for more details
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
142
Average Price
S1.6M
Total Value
S226.7M
Calculating fair value from URA transaction data…

License: L3008899K
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Automated Valuation based on 113 URA transactions · 2 outliers removed (IQR)
Fair Value
S$2.53M
S$1,753 psf
Asking Price
S$3.00M
S$2,080 psf
vs Market
+18.7%
vs Last Done
+12.7%
Tenure
80 yrs
99-year Leasehold · Balance remaining
Confidence
High
113 comps
Nearest MRT
Lavender
183m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
113 comparable transactions
S$1,830
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.528
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,753
Recent Comparable Transactions
10 shown · 113 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | JELLICOE ROAD Floor 21-25 | 592sqft | S$1,092,000 | ▲S$1,845 +5.2% vs FV | 99 yrs lease commencing from 2004 |
Jul 2025 | JELLICOE ROAD Floor 21-25 | 592sqft | S$1,092,000 | ▲S$1,845 +5.2% vs FV | 99 yrs lease commencing from 2004 |
Jun 2025 | JELLICOE ROAD Floor 36-40 | 1,421sqft | S$2,780,000 | ▲S$1,957 +11.6% vs FV | 99 yrs lease commencing from 2004 |
May 2025 | JELLICOE ROAD Floor 26-30 | 926sqft | S$1,900,000 | ▲S$2,052 +17.1% vs FV | 99 yrs lease commencing from 2004 |
Apr 2025 | JELLICOE ROAD Floor 21-25 | 872sqft | S$1,830,000 | ▲S$2,099 +19.7% vs FV | 99 yrs lease commencing from 2004 |
Apr 2025 | JELLICOE ROAD Floor 26-30 | 1,313sqft | S$2,560,000 | ▲S$1,949 +11.2% vs FV | 99 yrs lease commencing from 2004 |
Mar 2025 | JELLICOE ROAD Floor 11-15 | 1,313sqft | S$2,468,000 | ▲S$1,879 +7.2% vs FV | 99 yrs lease commencing from 2004 |
Mar 2025 | JELLICOE ROAD Floor 06-10 | 678sqft | S$1,320,000 | ▲S$1,947 +11.1% vs FV | 99 yrs lease commencing from 2004 |
Mar 2025 | JELLICOE ROAD Floor 26-30 | 560sqft | S$1,060,000 | ▲S$1,894 +8.0% vs FV | 99 yrs lease commencing from 2004 |
Feb 2025 | JELLICOE ROAD Floor 26-30 | 893sqft | S$1,980,000 | ▲S$2,216 +26.4% vs FV | 99 yrs lease commencing from 2004 |
Feb 2025 | JELLICOE ROAD Floor 11-15 | 1,421sqft | S$2,530,000 | ▲S$1,781 +1.6% vs FV | 99 yrs lease commencing from 2004 |
JELLICOE ROAD
Jul 2025 · Floor 21-25
+5.2% vs FV
JELLICOE ROAD
Jul 2025 · Floor 21-25
+5.2% vs FV
JELLICOE ROAD
Jun 2025 · Floor 36-40
+11.6% vs FV
JELLICOE ROAD
May 2025 · Floor 26-30
+17.1% vs FV
JELLICOE ROAD
Apr 2025 · Floor 21-25
+19.7% vs FV
JELLICOE ROAD
Apr 2025 · Floor 26-30
+11.2% vs FV
JELLICOE ROAD
Mar 2025 · Floor 11-15
+7.2% vs FV
JELLICOE ROAD
Mar 2025 · Floor 06-10
+11.1% vs FV
JELLICOE ROAD
Mar 2025 · Floor 26-30
+8.0% vs FV
JELLICOE ROAD
Feb 2025 · Floor 26-30
+26.4% vs FV
JELLICOE ROAD
Feb 2025 · Floor 11-15
+1.6% 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.