The Ranz @ Rangoon Road | Freehold City Fringe Living • Freehold tenure • Expected TOP: Dec 2026 • Address: 109 Rangoon Road, District 8 • Boutique mixed-use: 14 residential units + 3 shops • 5 storeys: commercial on L1, residences on L2–5 • Unit mix: 2 Bedroom + Study & 4 Bedroom Duplex Penthouse • Site area: ~493 sqm • Developer: Aces Capital (subsidiary under Apex Asia) • Serious Seller MRT & Connectivity: • Farrer Park MRT (NE8) — ~292m (~4 min walk) • Boon Keng MRT (NE9) — ~1.0 km • Bendemeer MRT (DT23) — ~1.1 km • Easy access to CTE / PIE Nearby Amenities: • City Square Mall — ~450m • Mustafa Centre — ~650m • Tekka Centre — ~1.2 km • Shops & dining at The Ranz ground floor Nearby Schools: • Farrer Park Pri — ~500m • Hong Wen School — ~1.1 km • St. Joseph’s Institution Junior — ~1.5 km Nearby Eateries: • Rangoon Road café belt — within 200m • Whampoa Makan Place & Market — ~1.3 km • Tekka Market & Food Centre — ~1.2 km Rare freehold boutique project in District 8 — exclusivity, convenience & excellent city fringe location Getting Your Real Estate With Reagan 9.7.9.7.2.7.2.6 Today. Making Real Estate Real Simple
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
8
Average Price
S733K
Total Value
S5.9M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1692 URA transactions · 4 outliers removed (IQR)
Fair Value
S$1.24M
S$1,793 psf
Asking Price
S$1.56M
S$2,271 psf
vs Market
+26.7%
Confidence
High
1692 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1692 comparable transactions
S$1,758
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$1,793
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.