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 * 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: L3008022J
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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
88 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 valuation of the 4-room HDB unit in Queenstown, currently estimated at $1,240,650 or $1,325 PSF, reflects a compelling opportunity within a mature and highly sought-after estate. With a remaining lease of 88 years, this property enjoys a significant tenure, providing potential buyers with both security and investment appeal in an environment where lease duration plays a critical role in property valuation. The market signal indicates a 0.8% difference from the baseline, suggesting a strong alignment with current market trends, albeit with moderate fluctuations, indicative of a resilient HDB market in this locality.
The model confidence level is categorized as medium, grounded in a robust analysis of 17 recent HDB resale transactions in the vicinity. This dataset underscores the area’s stability and buyer demand, highlighting Queenstown's enduring desirability due to its strategic location and well-established amenities. As market dynamics continue to evolve, this valuation serves as a pivotal reference point for prospective buyers and investors, reinforcing the importance of leasehold properties in the Singaporean real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.