If you are looking for a Brand New House which gives you ample privacy, look no further! PNG Landed Excellence Beautifully designed Detached House with spacious living layout. Host your guests with a luxurious arrival lounge & entertainment area. Enjoy the exclusive indoor and outdoor space where you can create many great family bonding memories. Land: 6755 sqft Built: 9669 sqft Approx Level: 2.5 Storey + Basement Rooms: 6 Bedrooms + Maid Facility: Pool & Lift Car Park: Up to 4 Cars Nearest Schools 1km: * Raffles Girls Primary School Nearest Schools 1-2km: * Henry Park Primary School * Methodist Girls' School (Primary) * Nanyang Primary School Nearest MRT Station: * 6th Avenue * Tan Kah Kee * King Albert Park Nearest Amenities: * Cold Storage Cluny Court * The Fishwives Cluny Court * NTUC Coronation Plaza Jalan Pandan, Vandan Crescent, Vandan Road, Vandan Drive, Vandan Avenue, Jalan Naga Sari, Linden Drive, Oriole Crescent, Cassia Drive, Sunset Avenue, Greenwood Avenue, Greenview Crescent, Greenmead Avenue, Greenpark Avenue, Hillcrest Road, Watten Estate Road, Watten View, Park Vale, Watten Heights, Watten Rise, Watten Drive, Watten Park, Watten Terrace, Watten Close, Shelford Road, Camden Park, Chee Hoon Avenue, Dunearn Close, Leyden Hill, Ross Avenue, University Road, University Walk, Jalan Sejarah, Jalan Bahasa, Jalan Ilmu, Jalan Adat, Jalan Jalan Asuhan, Jalan Seni, Jalan Unggas, Kheam Hock Road, Merryn Road, Trevose Crescent, Camborne Road, Narooma Road, Dalkeith Road, Harlyn Road, Berrima Road, Swiss Cottage Estate, Goldhill Drive, Goldhill Rise, Goldhill View, Goldhill Avenue, Goldhill Place, Barker Road, Mount Rosie Road, Chancery Lane, Jalan Merlimau, Bukit Tunggal, Gentle Drive, Dyson Road, Gentle Road, Coronation Road, Duchess Road, Duchess Avenue, Princess Of Wales Road, Prince Of Wales Road, King's Road, Queen's Road, Lutheran Road, Namly Avenue, Namly Cescent, Namly Rise, Namly Grove, Namly View, Namly Garden, Namly Drive, Namly Place
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Total Transactions
47
Average Price
S8.7M
Total Value
S407.5M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1270 URA transactions · 2 outliers removed (IQR)
Fair Value
S$20.99M
S$2,170 psf
Asking Price
S$22.00M
S$3,257 psf
vs Market
+4.8%
Confidence
High
1270 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1270 comparable transactions
S$2,128
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$2,170
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | DUCHESS AVENUE | 1,733 | S$3,400,000 | S$1,962 |
| 2025-08 | BUKIT TIMAH ROAD | 1,711 | S$2,780,000 | S$1,624 |
| 2025-08 | FOURTH AVENUE | 915 | S$2,380,000 | S$2,601 |
| 2025-08 | FOURTH AVENUE | 1,475 | S$3,888,000 | S$2,637 |
| 2025-08 | GREENLEAF AVENUE | 3,774 | S$10,250,000 | S$2,716 |
Showing 5 most recent transactions from 1270 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.