86 Dawson Road 141086, Margaret Drive, Central Region, Singapore
$1,250,000
Premium Apartment | 4 Room Flat | 87sqm | District 03 | SkyVille @ Dawson | Near to Amenities Unit Details: * 4 Room Premium Apartment * 87sqm | 936sqft * 3 Bed, 2 Bath * Master Bedroom combined with 1 common room * Comes with Balcony * High Floor above #25 * Renovated and move in condition * Corner unit * Bright and Breezy * Main Door Facing: North * Living Room Window Facing: South * Lease starting 2016 with Balance lease of ~ 89 years * 3 months Extension prefer * Open to all Race Transports: Queenstown MRT (EW19) | 0.48KM Redhill MRT (EW18) | 0.99KM Shopping Malls: Dawson Place | 0.34KM Anchorpoint | 0.97KM IKEA Alexandra | 0.98KM Alexandra Central | 1.08KM Queensway Shopping Centre | 1.17KM Tanglin Mall | 1.83KM Groceries: Sheng Siong @ 85 Dawson Road | 0.06KM NTUC FairPrice @ 57 Dawson Place | 0.34KM Cold Storage @ Anchorpoint | 0.97KM Eateries: Margaret Drive Hawker Centre | 0.64KM Mei Ling Market & Food Centre | 0.86KM ABC Brickworks Market & Food Centre | 1.0KM Tanglin Halt Market | 1.49KM Primary Schools: Queenstown Primary School | 0.3KM New Town Primary School | 1.21KM Gan Eng Seng Primary School | 1.26KM Alexandra Primary School | 1.65KM Secondary Schools: Queenstown Secondary School | 0.41KM Crescent Girls' School | 0.85KM Queensway Secondary School | 1.0KM Bukit Merah Secondary School | 1.16KM Gan Eng Seng School | 1.67KM Recreations: Fitness corner - SkyTerrace@Dawson | 0.3KM Skyville @ Dawson Fitness Corner | 0.35KM SkyParc Dawson Running Track | 0.45KM 24/7 FITNESS Margaret Market | 0.9KM Leng Kee Community Club | 1.1KM Queenstown Sport Centre | 1.1KM For viewing arrangements, kindly contact our Associate Senior Consultants: Eunice Lam @ 9.0.0.3.0.9.0.9 Kevin Lim @ 9.7.4.5.8.6.1.4 PLB Realty
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3010958I
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Automated Valuation based on 17 HDB resale transactions (data.gov.sg)
Fair Value
S$1.24M
S$1,325 psf
Asking Price
S$1.25M
S$1,335 psf
vs Market
+0.8%
vs Last Done
+25.6%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
17 comps
Nearest MRT
Queenstown
494m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
17 comparable transactions
S$1,202
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,325
Recent Comparable Transactions
10 shown · 17 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 86 DAWSON RD Floor 16 TO 18 | 893sqft | S$950,000 | ▼S$1,063 -19.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 86 DAWSON RD Floor 16 TO 18 | 893sqft | S$950,000 | ▼S$1,063 -19.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 86 DAWSON RD Floor 07 TO 09 | 936sqft | S$1,160,000 | ▼S$1,239 -6.5% vs FV | 99yr from 2016 |
Feb 2026 | Blk 86 DAWSON RD Floor 28 TO 30 | 893sqft | S$1,120,000 | ▼S$1,254 -5.4% vs FV | 99yr from 2016 |
Feb 2026 | Blk 86 DAWSON RD Floor 04 TO 06 | 936sqft | S$1,015,000 | ▼S$1,084 -18.2% vs FV | 99yr from 2016 |
Feb 2026 | Blk 86 DAWSON RD Floor 22 TO 24 | 893sqft | S$1,068,888 | ▼S$1,196 -9.7% vs FV | 99yr from 2016 |
Jan 2026 | Blk 86 DAWSON RD Floor 43 TO 45 | 893sqft | S$1,215,000 | ▲S$1,360 +2.6% vs FV | 99yr from 2016 |
Jan 2026 | Blk 86 DAWSON RD Floor 40 TO 42 | 936sqft | S$1,150,000 | ▼S$1,228 -7.3% vs FV | 99yr from 2016 |
Jan 2026 | Blk 86 DAWSON RD Floor 28 TO 30 | 893sqft | S$1,188,888 | ▲S$1,331 +0.5% vs FV | 99yr from 2016 |
Nov 2025 | Blk 86 DAWSON RD Floor 16 TO 18 | 893sqft | S$985,000 | ▼S$1,103 -16.8% vs FV | 99yr from 2016 |
Oct 2025 | Blk 86 DAWSON RD Floor 34 TO 36 | 893sqft | S$1,100,000 | ▼S$1,231 -7.1% vs FV | 99yr from 2016 |
Blk 86 DAWSON RD
Mar 2026 · Floor 16 TO 18
-19.8% vs FV
Blk 86 DAWSON RD
Mar 2026 · Floor 16 TO 18
-19.8% vs FV
Blk 86 DAWSON RD
Mar 2026 · Floor 07 TO 09
-6.5% vs FV
Blk 86 DAWSON RD
Feb 2026 · Floor 28 TO 30
-5.4% vs FV
Blk 86 DAWSON RD
Feb 2026 · Floor 04 TO 06
-18.2% vs FV
Blk 86 DAWSON RD
Feb 2026 · Floor 22 TO 24
-9.7% vs FV
Blk 86 DAWSON RD
Jan 2026 · Floor 43 TO 45
+2.6% vs FV
Blk 86 DAWSON RD
Jan 2026 · Floor 40 TO 42
-7.3% vs FV
Blk 86 DAWSON RD
Jan 2026 · Floor 28 TO 30
+0.5% vs FV
Blk 86 DAWSON RD
Nov 2025 · Floor 16 TO 18
-16.8% vs FV
Blk 86 DAWSON RD
Oct 2025 · Floor 34 TO 36
-7.1% vs FV
HELIOS AI Analysis
The HDB 4-room property located in Queenstown, with a remaining lease of 89 years, has been valued at an estimated price of $1,240,650, translating to a rate of $1,325 PSF. This valuation reflects a market signal indicating a 0.8% difference from the baseline, suggesting a stable demand in the area despite slight fluctuations in the broader real estate market. Queenstown, known for its strategic location and evolving infrastructure, continues to attract both homeowners and investors, underpinning the resilience of HDB pricing in this precinct.
The valuation model's confidence is categorized as medium, derived from an analysis of 17 recent HDB resale transactions within the vicinity. This sample size provides a reasonable basis for comparison and insight into current market trends, although caution is warranted due to the inherent variability in individual property circumstances. With the remaining lease extending to 89 years, this property presents a compelling opportunity for prospective buyers, particularly as the lease duration remains favorable in the context of long-term investment strategies.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.