Key Features: • Modern 3.5-storey bungalow with basement • spacious bedrooms, including 2 master suites • Additional rooms: Private meeting room, gym, theatre room, maid’s room • Home Schindler lift for convenience across all levels • Large swimming pool with 25x25 Italian mosaic tiles & Jacuzzi system • Basement garage for up to 5 cars • Expansive roof terrace under glass canopy with panoramic views • Luxurious interiors with handpicked Italian & Brazilian marble, quartzite, and premium fittings • The unit comes with Jacuzzi. • The unit comes with solar system and heat pump • 135M (3 mins) from CC12 Bartley MRT For info/ viewing, please reach out: Martin Goh 吴伟楠, Principal Consultant 9320.20.20 REALSTAR PREMIER GROUP PTE LTD CEA : R001839F | L3008563G Disclaimer: Photos used are for illustration only. The land and built-up areas are approximate, and are subjected to final survey. Information on the listing shall not create or constitute any commitment and warranty to the listed property. Also marketing other houses in these areas: Watten Estate | Mount Sinai | Grove Ave | Coronation Road | Coronation Road West | Namly Avenue | Namly Hill | Namly Grove | Namly View | Namly Gardens | Namly Rise | Namly Place | Namly Drive | Lim Tai See Walk | Jalan Lim Tai See | Allamanda Grove | Jalan Haji Alias, Holland Road, Berrima, Camborne, Dalkeith, Raffles Park, , Greenwood, Hua Guan Avenue, Oriole Crescent, Cassia Drive, Sunset Avenue, Vanda Road, Vanda Crescent, Vanda Drive, Sixth Avenue, Fifth Avenue, Goldhill Rise | Goldhill Avenue | Goldhill Drive | Mount Rosie Road | Fernhill Road | Stevens Close | Chancery Lane | Dyson | Merlimau | Novena | Jalan Novena Timor | Jalan Novena
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Total Transactions
210
Average Price
S1.4M
Total Value
S303.7M
Calculating fair value from URA transaction data…


License: L3008563G
Automated Valuation based on 186 URA transactions · 4 outliers removed (IQR)
Fair Value
S$19.67M
S$1,700 psf
Asking Price
S$14.80M
S$2,736 psf
vs Market
-24.8%
vs Last Done
+79.5%
Tenure
Freehold
No lease decay
Confidence
High
186 comps
Nearest MRT
Bartley
87m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
186 comparable transactions
S$1,650
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,700
Recent Comparable Transactions
10 shown · 186 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | GAMBIR WALK Floor - | 5,435sqft | S$8,280,000 | ▼S$1,524 -10.4% vs FV | Freehold |
Jul 2025 | GAMBIR WALK Floor - | 5,435sqft | S$8,280,000 | ▼S$1,524 -10.4% vs FV | Freehold |
Jul 2025 | GAMBIR WALK Floor - | 5,435sqft | S$8,280,000 | ▼S$1,524 -10.4% vs FV | Freehold |
Jul 2025 | LORONG GAMBIR Floor - | 1,940sqft | S$4,398,888 | ▲S$2,268 +33.4% vs FV | Freehold |
Jul 2025 | LORONG GAMBIR Floor - | 1,940sqft | S$4,398,888 | ▲S$2,268 +33.4% vs FV | Freehold |
Jun 2025 | LORONG GAMBIR Floor - | 2,719sqft | S$4,680,000 | ▲S$1,721 +1.2% vs FV | Freehold |
Jun 2025 | LORONG GAMBIR Floor - | 2,719sqft | S$4,680,000 | ▲S$1,721 +1.2% vs FV | Freehold |
Jun 2025 | UPPER PAYA LEBAR ROAD Floor - | 1,600sqft | S$3,750,000 | ▲S$2,344 +37.9% vs FV | Freehold |
May 2025 | LORONG HOW SUN Floor - | 2,290sqft | S$4,500,888 | ▲S$1,966 +15.6% vs FV | Freehold |
May 2025 | LORONG HOW SUN Floor - | 2,290sqft | S$4,500,888 | ▲S$1,966 +15.6% vs FV | Freehold |
May 2025 | PAYA LEBAR CRESCENT Floor - | 1,622sqft | S$3,800,000 | ▲S$2,343 +37.8% vs FV | Freehold |
GAMBIR WALK
Jul 2025 · Floor -
-10.4% vs FV
GAMBIR WALK
Jul 2025 · Floor -
-10.4% vs FV
GAMBIR WALK
Jul 2025 · Floor -
-10.4% vs FV
LORONG GAMBIR
Jul 2025 · Floor -
+33.4% vs FV
LORONG GAMBIR
Jul 2025 · Floor -
+33.4% vs FV
LORONG GAMBIR
Jun 2025 · Floor -
+1.2% vs FV
LORONG GAMBIR
Jun 2025 · Floor -
+1.2% vs FV
UPPER PAYA LEBAR ROAD
Jun 2025 · Floor -
+37.9% vs FV
LORONG HOW SUN
May 2025 · Floor -
+15.6% vs FV
LORONG HOW SUN
May 2025 · Floor -
+15.6% vs FV
PAYA LEBAR CRESCENT
May 2025 · Floor -
+37.8% vs FV
HELIOS AI Analysis
Based on 186 URA transactions (4 outliers removed), adjusted for: MRT Bartley 87m away (+3%)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.