Shrewsbury Road, Moulmein, Central Region, Singapore
$7,880,000
3.5 Storeys with Attic and Mezzanine, 5 Levels of Luxury! Ready to View Highlights ••••••••••••••••••••• • Gorgeous entry foyer with Entertainment Room • 5 Ensuite Bedrooms • Luxurious Double-Volume Living Room • Private lift across all levels • Roof terrace ••••••••••••••••••••• Unit Description ___________________ 4/5 Units still available! Corner Terraces asking $8.688mil & 9.588mil Land Size: 2,154sqft & 2,372sqft Built Up: 6,143sqft & 6,926sqft Inter Terraces asking $7.88mil Land Size: 1,752sqft Built Up: 6,062sqft Layout & Features - 5 Ensuite Bedrooms + Helper’s Ensuite - Multipurpose Entertainment Room + Guest Bathroom - Powder Room - Double Volume Living Room - Dry & Wet Gourmet Kitchens Schools within 1km: • SJI Junior (Walking distance) • Farrer Park Primary School • Hong Wen School Schools between 1km and 2km: • ACS (Junior) • ACS (Primary) • St. Margaret's School (Primary) • Bendemeer Primary • CHIJ Primary (Toa Payoh) • Keng Cheng School Shopping nearby: - United Square - Velocity - Novena Square 2 MRT Stations: - Novena MRT (NS20) ~ 642m - Farrer Park MRT (NE8) ~ 880m Photos are for illustration purposes only Photos can be provided upon request Disclaimer: All land & built-up areas are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts
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Total Transactions
8
Average Price
S6.7M
Total Value
S53.8M
Calculating fair value from URA transaction data…

License: L3002382K
Automated Valuation based on 2752 URA transactions · 14 outliers removed (IQR)
Fair Value
S$11.38M
S$1,878 psf
Asking Price
S$7.88M
S$4,498 psf
vs Market
-30.8%
vs Last Done
+210.0%
Tenure
Freehold
No lease decay
Confidence
High
2752 comps
Nearest MRT
Novena
633m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2752 comparable transactions
S$1,823
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,878
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF | Floor | Tenure |
|---|---|---|---|---|---|---|
| LAST DONE2025-08 | HERTFORD ROAD | 786 | S$1,140,000 | S$1,451 | 01-05 | Freehold |
| 2025-08 | HERTFORD ROAD | 786 | S$1,140,000 | S$1,451 | 01-05 | Freehold |
| 2025-08 | IRRAWADDY ROAD | 1,367 | S$2,650,000 | S$1,939 | 11-15 | Freehold |
| 2025-08 | IRRAWADDY ROAD | 1,001 | S$1,660,000 | S$1,658 | 11-15 | Freehold |
| 2025-08 | KHIANG GUAN AVENUE | 1,119 | S$2,650,000 | S$2,367 | 21-25 | Freehold |
| 2025-08 | MERGUI ROAD | 1,259 | S$1,680,000 | S$1,334 | 01-05 | Freehold |
| 2025-08 | SURREY ROAD | 1,981 | S$4,380,000 | S$2,211 | 16-20 | Freehold |
| 2025-08 | MINBU ROAD | 807 | S$1,650,000 | S$2,044 | 26-30 | Freehold |
| 2025-08 | LORONG AMPAS | 1,066 | S$1,750,000 | S$1,642 | 11-15 | Freehold |
| 2025-08 | BALESTIER ROAD | 689 | S$1,020,000 | S$1,481 | 01-05 | Freehold |
| 2025-08 | BALESTIER ROAD | 1,378 | S$2,200,000 | S$1,597 | 01-05 | Freehold |
Showing 10 most recent transactions from 2752 total comparables used in valuation.
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 2752 URA transactions (14 outliers removed), adjusted for: MRT Novena 633m away (+1%); AI-detected value boosters: double volume (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.