Live In or Invest Designed with a functional open-plan layout, the living and dining area is filled with natural light and flows seamlessly onto a private balcony perfect for relaxed living or entertaining. The contemporary kitchen features quality appliances and ample storage making it ideal for everyday use and attractive to tenants alike. The bedroom is generously sized with built-in wardrobes while the modern bathroom is finished with clean lines and quality fittings ensuring low-maintenance living and long-term durability. For owner-occupiers, this home offers comfort, convenience and a lock-up-and-leave lifestyle in a highly accessible location. For investors, the complex’s strong demand, modern design and proximity to transport, shopping and dining make it a highly rentable option with excellent tenant appeal. Property features: * 3 bedroom, 3 bathroom, 1130sqft, suitable for family with kids * Efficient regular layout, good for furniture placement * Nice cosy home, well maintained, move in condition * Large living hall & dining area for family bonding activities * Wide balcony installed with ziptrak * Unblocked highway view from balcony, great privacy * Enclosed kitchen with sufficient storage & yard area * High ceiling feature, spacious and wide feeling * All bedrooms potentially can put double bed * Enjoy condo amenities and facilities with convenience * Eateries & shops just right below in this mixed development * Nearest MRT station: Potong Pasir (Northeast Line) * Pure selling without extension needed * Good for own stay / for investment rental purpose * High rentability location with industrial office clusters nearby * Friendly owners willing to discuss Nearby School - Bendemeer Primary School - Cedar Primary School - St Andrews School (Junior) - Canossa Catholic Primary School - First Toa Payoh Primary School - Geylang Methodist School (Primary) - Hong Wen School - Maris Stella High School (Primary) - Pei Chun Public School
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
74
Average Price
S1.6M
Total Value
S117.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1821 URA transactions · 25 outliers removed (IQR)
Fair Value
S$1.57M
S$1,393 psf
Asking Price
S$2.34M
S$2,071 psf
vs Market
+48.7%
vs Last Done
+18.2%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
1821 comps
Nearest MRT
Potong Pasir
274m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1821 comparable transactions
S$1,714
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.751
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,393
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | PHENG GECK AVENUE | 474 | S$830,000 | S$1,752 | 11-15 | 99 yrs lease commencing from 2010 |
| 2025-08 | PHENG GECK AVENUE | 474 | S$830,000 | S$1,752 | 11-15 | 99 yrs lease commencing from 2010 |
| 2025-08 | PHENG GECK AVENUE | 850 | S$1,510,000 | S$1,776 | 11-15 | 99 yrs lease commencing from 2010 |
| 2025-08 | MEYAPPA CHETTIAR ROAD | 840 | S$1,860,000 | S$2,215 | 16-20 | 99 yrs lease commencing from 2014 |
| 2025-08 | ST. FRANCIS ROAD | 1,270 | S$1,508,000 | S$1,187 | 06-10 | 99 yrs lease commencing from 1992 |
| 2025-08 | WOODSVILLE CLOSE | 495 | S$895,000 | S$1,808 | 06-10 | Freehold |
| 2025-08 | PHENG GECK AVENUE | 786 | S$1,388,000 | S$1,766 | 01-05 | 99 yrs lease commencing from 2012 |
| 2025-08 | MEYAPPA CHETTIAR ROAD | 474 | S$1,150,000 | S$2,428 | 06-10 | Freehold |
| 2025-08 | WHAMPOA EAST | 936 | S$1,680,000 | S$1,794 | 11-15 | 99 yrs lease commencing from 2011 |
| 2025-08 | WHAMPOA EAST | 807 | S$1,448,000 | S$1,794 | 16-20 | 99 yrs lease commencing from 2011 |
| 2025-08 | WHAMPOA EAST | 936 | S$1,760,000 | S$1,879 | 21-25 | 99 yrs lease commencing from 2011 |
Showing 10 most recent transactions from 1821 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1821 URA transactions (25 outliers removed), adjusted for: Tenure decay (24.9% discount); MRT Potong Pasir 274m away (+3%); AI-detected value boosters: move-in condition, high ceiling, unblocked view (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.