
Gorgeous Unit! Immaculate Condition! Move in Ready! Serious Seller! TAGHomessg Private Collection Presents: A beautifully renovated 3 bedder for sale, just bring your luggage! If you’re looking for a home for your family, that is elegant, in a well-kept and move in condition, mins walk away from the nearest MRT, and still within 1km from two prestigious primary schools, then don’t miss out! Highlights of this Gorgeous Home: • Immaculate condition • Beautifully Renovated • Squarish & Efficient layout • Elegant Kitchen & Dining • Corner Unit • North- South Facing, No West Sun • Pool View from Balcony • Motivated & Serious Seller *Special Feature: 7mins walk to Bartley MRT, 5mins drive to NEX Amenities Trains: • Bartley MRT (CC12) – 0.23km • Tai Seng MRT (CC11) – 1.07km • Serangoon MRT (NE12 CC13) – 1.25km Bus: Bef Upper Paya Lebar Rd – 0.09km •28,93,158 After Upper Paya Lebar Rd – 0.1km • 28,93,158 Wisma Aupe – 0.12km •22,24,43,58,62,70,70M,76,80 Childcare & Kindergarten • Ramakrishna Mission Sarada – 0.23km • Brilliant Tots @ Kensington – 0.34km • Emile Preschool – 0.39km • Our Children’s House – 0.45km Primary Schools • Maris Stella High School – 0.4km • Paya Lebar Methodist Girls School – 0.9km • Cedar Primary School - 1.1km Secondary Schools • Bartley Secondary - 0.3km • Maris Stella High School - 0.52km • St Gabriel’s Secondary - 0.83km • Paya Lebar Methodist Girl’s School (Secondary) - 0.98km • Cedar Girls Secondary - 1.35km International Schools •Dps International – 1.33km • Stamford American International – 1.53km Groceries & Supermarts • The Woodleigh Mall – 1.23km • NEX – 1.47km • Heartland Mall – 1.91km Come view this home with us! Don't miss this!! Contact us today: Christina Quek: 9855 XXXX Gideon Lim: 9788 XXXX TAGhomessg Propnex #taghomessg #1 Largest Real Estate Group
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
300
Average Price
S1.2M
Total Value
S373.4M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 257 URA transactions
Fair Value
S$2.10M
S$2,191 psf
Asking Price
S$2.28M
S$2,380 psf
vs Market
+8.6%
vs Last Done
+3.2%
Tenure
92 yrs
99-year Leasehold · Balance remaining
Confidence
High
257 comps
Nearest MRT
Bartley
365m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
257 comparable transactions
S$1,853
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.802
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$2,191
Recent Comparable Transactions
10 shown · 257 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 958sqft | S$2,208,888 | ▲S$2,306 +5.2% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 958sqft | S$2,208,888 | ▲S$2,306 +5.2% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 16-20 | 732sqft | S$1,535,000 | ▼S$2,097 -4.3% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 495sqft | S$905,000 | ▼S$1,828 -16.6% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 11-15 | 1,066sqft | S$2,368,888 | ▲S$2,223 +1.5% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 721sqft | S$1,470,000 | ▼S$2,038 -7.0% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 657sqft | S$1,260,000 | ▼S$1,919 -12.4% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 732sqft | S$1,500,000 | ▼S$2,049 -6.5% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 06-10 | 657sqft | S$1,255,000 | ▼S$1,911 -12.8% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 1,066sqft | S$2,200,000 | ▼S$2,064 -5.8% vs FV | 99 yrs lease commencing from 2014 |
Jul 2025 | UPPER PAYA LEBAR ROAD Floor 01-05 | 732sqft | S$1,430,000 | ▼S$1,954 -10.8% vs FV | 99 yrs lease commencing from 2014 |
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER PAYA LEBAR ROAD
Aug 2025 · Floor 06-10
+5.2% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 16-20
-4.3% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
-16.6% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 11-15
+1.5% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
-7.0% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
-12.4% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
-6.5% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 06-10
-12.8% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 01-05
-5.8% vs FV
UPPER PAYA LEBAR ROAD
Jul 2025 · Floor 01-05
-10.8% 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.