TOP Q4 2027 ✅Rare Lakeside Living Next to Jurong Lake Gardens 🌿 Located right beside Jurong Lake Gardens, Singapore’s 90-hectare national garden. 🌿 Direct access to Lakeside Garden, Chinese Garden and Japanese Garden for nature, jogging, and family recreation. 🌿 Many units enjoy unblocked lake and greenery views, which are rare in Singapore. ✅. Future Growth – Jurong Lake District (2nd CBD) 🚀 🌿 Located near Jurong Lake District, planned as Singapore’s largest mixed-use business district outside the city centre. 🌿 Future jobs and commercial hubs nearby such as: Jurong Innovation District Tuas Port 🌿 Strong potential for capital appreciation and rental demand. ✅ Good Connectivity 🚆 🌿 Near Lakeside MRT Station on the East-West Line. 🌿 Easy access to major expressways: Ayer Rajah Expressway Pan Island Expressway 🌿 Convenient travel to CBD, airport and business hubs. ✅ Close to Major Shopping & Amenities 🛍️ 🌿 Within minutes to Jurong’s biggest malls: Jem, Westgate, IMM 🌿 Residents enjoy retail, dining, and entertainment options nearby. ✅ Family-Friendly Location 🏫 🌿 Nearby schools include: Rulang Primary School, Yuan Ching Secondary School, Nanyang Technological University 🌿 This supports both own stay and rental demand from students and professionals. ✅ Resort-Style Living with Many Facilities 🏊 🌿 Around 60+ condo facilities such as sky lounge, gym, tennis court, co-working space, pools, and gardens. 🌿 Designed as a resort lifestyle development. ✅ Good Unit Mix for Different Buyers About 440 units ranging from 1-bedroom to 5-bedroom layouts. 🌿 Suitable for: Singles, Families, Investors
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Total Transactions
3
Average Price
S87.3M
Total Value
S261.9M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 197 URA transactions
Fair Value
S$1.54M
S$2,303 psf
Asking Price
S$1.67M
S$2,507 psf
vs Market
+8.9%
vs Last Done
+10.6%
Tenure
101 yrs
99-year Leasehold · Balance remaining
Confidence
High
197 comps
Nearest MRT
Chinese Garden
1200m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
197 comparable transactions
S$2,214
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,303
Recent Comparable Transactions
10 shown · 197 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | YUAN CHING ROAD Floor 06-10 | 1,163sqft | S$2,634,000 | ▼S$2,266 -1.6% vs FV | 99 yrs lease commencing from 2023 |
Jul 2025 | YUAN CHING ROAD Floor 06-10 | 1,163sqft | S$2,634,000 | ▼S$2,266 -1.6% vs FV | 99 yrs lease commencing from 2023 |
Jul 2025 | YUAN CHING ROAD Floor 16-20 | 667sqft | S$1,581,000 | ▲S$2,369 +2.9% vs FV | 99 yrs lease commencing from 2023 |
Jul 2025 | YUAN CHING ROAD Floor 16-20 | 732sqft | S$1,851,000 | ▲S$2,529 +9.8% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 01-05 | 936sqft | S$2,136,000 | ▼S$2,281 -1.0% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 06-10 | 646sqft | S$1,440,000 | ▼S$2,230 -3.2% vs FV | 99 years leasehold |
Jun 2025 | YUAN CHING ROAD Floor 01-05 | 936sqft | S$2,126,000 | ▼S$2,270 -1.4% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 06-10 | 732sqft | S$1,650,000 | ▼S$2,254 -2.1% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 01-05 | 732sqft | S$1,572,000 | ▼S$2,148 -6.7% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 16-20 | 667sqft | S$1,602,000 | ▲S$2,400 +4.2% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 06-10 | 732sqft | S$1,754,000 | ▲S$2,396 +4.0% vs FV | 99 yrs lease commencing from 2023 |
YUAN CHING ROAD
Jul 2025 · Floor 06-10
-1.6% vs FV
YUAN CHING ROAD
Jul 2025 · Floor 06-10
-1.6% vs FV
YUAN CHING ROAD
Jul 2025 · Floor 16-20
+2.9% vs FV
YUAN CHING ROAD
Jul 2025 · Floor 16-20
+9.8% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 01-05
-1.0% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 06-10
-3.2% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 01-05
-1.4% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 06-10
-2.1% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 01-05
-6.7% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 16-20
+4.2% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 06-10
+4.0% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.