12 Tao Ching Road 618726, Taman Jurong, West Region, Singapore
$1,818,888
Generous Living Space: this well-designed 1346sqft 4-bedroom +S layout is perfect for growing families seeking ample room for relaxation and privacy. Prime Location & Connectivity: Lake life is located at the heart of Jurong Lake District which is part of Singapore's exciting decentralization strategy. Jurong lake garden is at stone throw away distance, offering abundant greenery and recreational activities. Also close to Jurong Stadium and Jurong Archery Club. Proximity to Amenities: Shopping & Dining: Walking distance to Taman Jurong Shopping Centre and Taman Jurong Market & Food Centre for daily conveniences. A short ride to major malls like JCube, JEM, Westgate, Big Box, and IMM. Schools and Education: <1km to Lakeside Pri 1-2km to Shuqun and Rulang Pri CIS school just 10min taking bus Don't miss this rare opportunity to own a beautiful 4-bedroom home in Lake Life! Perfect for families seeking a blend of comfort, convenience, and excellent future growth potential.
Loading map...
Total Transactions
142
Average Price
S1.4M
Total Value
S201.1M
Calculating fair value from URA transaction data…

License: L3008022J
Automated Valuation based on 143 URA transactions · 1 outliers removed (IQR)
Fair Value
S$1.29M
S$959 psf
Asking Price
S$1.82M
S$1,351 psf
vs Market
+40.9%
vs Last Done
-5.5%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
143 comps
Nearest MRT
Lakeside
1415m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
143 comparable transactions
S$1,320
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$959
Recent Comparable Transactions
10 shown · 143 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAO CHING ROAD Floor 11-15 | 1,259sqft | S$1,800,000 | ▲S$1,429 +49.0% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | TAO CHING ROAD Floor 11-15 | 1,259sqft | S$1,800,000 | ▲S$1,429 +49.0% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | TAO CHING ROAD Floor 06-10 | 1,033sqft | S$1,490,000 | ▲S$1,442 +50.4% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | TAO CHING ROAD Floor 06-10 | 1,238sqft | S$1,750,000 | ▲S$1,414 +47.4% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | TAO CHING ROAD Floor 06-10 | 1,119sqft | S$1,635,000 | ▲S$1,461 +52.3% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | TAO CHING ROAD Floor 06-10 | 1,023sqft | S$1,390,000 | ▲S$1,359 +41.7% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | TAO CHING ROAD Floor 11-15 | 1,249sqft | S$1,830,000 | ▲S$1,466 +52.9% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | TAO CHING ROAD Floor 11-15 | 1,238sqft | S$1,750,000 | ▲S$1,414 +47.4% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAO CHING ROAD Floor 11-15 | 1,195sqft | S$1,775,000 | ▲S$1,486 +55.0% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAO CHING ROAD Floor 16-20 | 1,119sqft | S$1,720,000 | ▲S$1,536 +60.2% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAO CHING ROAD Floor 01-05 | 1,249sqft | S$1,728,000 | ▲S$1,384 +44.3% vs FV | 99 yrs lease commencing from 2013 |
TAO CHING ROAD
Aug 2025 · Floor 11-15
+49.0% vs FV
TAO CHING ROAD
Aug 2025 · Floor 11-15
+49.0% vs FV
TAO CHING ROAD
Jul 2025 · Floor 06-10
+50.4% vs FV
TAO CHING ROAD
Jul 2025 · Floor 06-10
+47.4% vs FV
TAO CHING ROAD
Jul 2025 · Floor 06-10
+52.3% vs FV
TAO CHING ROAD
Jun 2025 · Floor 06-10
+41.7% vs FV
TAO CHING ROAD
Jun 2025 · Floor 11-15
+52.9% vs FV
TAO CHING ROAD
May 2025 · Floor 11-15
+47.4% vs FV
TAO CHING ROAD
Apr 2025 · Floor 11-15
+55.0% vs FV
TAO CHING ROAD
Apr 2025 · Floor 16-20
+60.2% vs FV
TAO CHING ROAD
Apr 2025 · Floor 01-05
+44.3% vs FV
HELIOS AI Analysis
Based on 143 URA transactions (1 outliers removed), adjusted for: Tenure decay (27.3% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.