Spacious, Freehold 5 Bed 3 Bath Triplex Penthouse, Balestier Toa Payoh Key Features: - Ultimate privacy with unblocked views - Bright interior with plenty of natural light and ventilation - Spacious with an efficient and functional layout - Recently renovated and move-in ready - Perfect for a 3 generation household with bedrooms on both floors for privacy - Well-maintained development with full facilities including a gym, swimming pool and tennis court - Rare unit (1 of 4) in one of the bigger developments in this locale Location & Connectivity: - Situated within Prime District 12 along Jalan Rama Rama - Easily accessible via PIE, CTE, 0.8km to Toa Payoh MRT (NS19), 1.5km to Novena MRT (NS20) - Walking distance to amenities such as Zhongshan Mall, Fairprice Finest, eateries along Balestier Road Schools: - Within 1km: CHIJ Primary (Toa Payoh), Kheng Cheng School - Within 1-2km: Hong Wen School, Anglo-Chinese School (Primary), St Andrew's School (Junior), St. Joseph's Institution Junior, Marymount Convent School, Pei Chun Public School, Bendemeer Primary School, Farrer Park Primary School, First Toa Payoh Primary School
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Total Transactions
15
Average Price
S2.0M
Total Value
S29.7M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 1447 URA transactions · 13 outliers removed (IQR)
Fair Value
S$5.72M
S$1,765 psf
Asking Price
S$4.50M
S$1,389 psf
vs Market
-21.3%
vs Last Done
-28.4%
Tenure
Freehold
No lease decay
Confidence
High
1447 comps
Nearest MRT
Toa Payoh
554m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1447 comparable transactions
S$1,664
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
+5%
Adjusted Fair Value PSF
S$1,765
Recent Comparable Transactions
10 shown · 1447 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,367sqft | S$2,650,000 | ▲S$1,939 +9.9% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,367sqft | S$2,650,000 | ▲S$1,939 +9.9% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,001sqft | S$1,660,000 | ▼S$1,658 -6.1% vs FV | Freehold |
Aug 2025 | JALAN RAJA UDANG Floor 16-20 | 678sqft | S$970,000 | ▼S$1,430 -19.0% vs FV | Freehold |
Aug 2025 | MINBU ROAD Floor 26-30 | 807sqft | S$1,650,000 | ▲S$2,044 +15.8% vs FV | Freehold |
Aug 2025 | LORONG AMPAS Floor 11-15 | 1,066sqft | S$1,750,000 | ▼S$1,642 -7.0% vs FV | Freehold |
Aug 2025 | BALESTIER ROAD Floor 01-05 | 689sqft | S$1,020,000 | ▼S$1,481 -16.1% vs FV | Freehold |
Aug 2025 | BALESTIER ROAD Floor 01-05 | 1,378sqft | S$2,200,000 | ▼S$1,597 -9.5% vs FV | Freehold |
Aug 2025 | LORONG LIMAU Floor 16-20 | 441sqft | S$800,000 | ▲S$1,813 +2.7% vs FV | Freehold |
Aug 2025 | LORONG LIMAU Floor 11-15 | 581sqft | S$980,000 | ▼S$1,686 -4.5% vs FV | Freehold |
Aug 2025 | AH HOOD ROAD Floor 16-20 | 506sqft | S$835,000 | ▼S$1,650 -6.5% vs FV | Freehold |
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
+9.9% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
+9.9% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
-6.1% vs FV
JALAN RAJA UDANG
Aug 2025 · Floor 16-20
-19.0% vs FV
MINBU ROAD
Aug 2025 · Floor 26-30
+15.8% vs FV
LORONG AMPAS
Aug 2025 · Floor 11-15
-7.0% vs FV
BALESTIER ROAD
Aug 2025 · Floor 01-05
-16.1% vs FV
BALESTIER ROAD
Aug 2025 · Floor 01-05
-9.5% vs FV
LORONG LIMAU
Aug 2025 · Floor 16-20
+2.7% vs FV
LORONG LIMAU
Aug 2025 · Floor 11-15
-4.5% vs FV
AH HOOD ROAD
Aug 2025 · Floor 16-20
-6.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1447 URA transactions (13 outliers removed), adjusted for: MRT Toa Payoh 554m away (+1%); AI-detected value boosters: unblocked view, renovated, move-in condition, penthouse (+5% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.