Perched along the prestigious Jalan Bahasa, this exceptional residence occupies the highest point along the entire stretch, offering a rare combination of elevation, privacy and commanding presence. Positioned on a corner plot and elevated above the road, the home enjoys unblocked views, excellent cross ventilation, and a remarkable sense of seclusion rarely found in landed living. Thoughtfully designed with well-proportioned layouts and premium finishes, the home is built not only for comfort but with the intention to stand the test of time for generations. Every space has been carefully planned to offer both functionality and understated elegance. The residence features seven generously sized ensuite bedrooms and two spacious family rooms, providing ideal flexibility for multi-generational living or families who appreciate space and privacy for every member. A private lift seamlessly connects the different levels of the home, while the swimming pool offers a tranquil retreat for relaxation and entertaining. Meticulously maintained in excellent condition, this home presents a rare opportunity to own a residence that combines elevation, privacy, space and enduring quality in one of the most desirable landed enclaves. A home designed for comfortable family living today, and lasting legacy for the future. You will not want to miss this beautiful house. Call Jay 9.2.2.2.2.6.9.1 for an exclusive viewing.
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Total Transactions
11
Average Price
S3.7M
Total Value
S40.3M
Calculating fair value from URA transaction data…

License: L3008022J
Automated Valuation based on 9 URA transactions
Fair Value
S$15.41M
S$1,541 psf
Asking Price
S$21.80M
S$4,360 psf
vs Market
+41.5%
vs Last Done
+168.8%
Tenure
70 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
9 comps
Nearest MRT
Botanic Gardens
335m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$1,459
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.353
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,541
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2024 | UNIVERSITY WALK Floor - | 2,496sqft | S$4,048,888 | ▲S$1,622 +5.3% vs FV | 99 yrs lease commencing from 1994 |
Apr 2024 | UNIVERSITY WALK Floor - | 2,496sqft | S$4,048,888 | ▲S$1,622 +5.3% vs FV | 99 yrs lease commencing from 1994 |
Oct 2023 | UNIVERSITY WALK Floor - | 2,676sqft | S$4,580,000 | ▲S$1,712 +11.1% vs FV | 99 yrs lease commencing from 1994 |
Jul 2022 | UNIVERSITY WALK Floor - | 3,225sqft | S$4,150,000 | ▼S$1,287 -16.5% vs FV | 99 yrs lease commencing from 1994 |
May 2022 | UNIVERSITY WALK Floor - | 2,314sqft | S$3,550,000 | ▼S$1,534 -0.5% vs FV | 99 yrs lease commencing from 1994 |
Apr 2022 | UNIVERSITY WALK Floor - | 2,863sqft | S$3,750,000 | ▼S$1,310 -15.0% vs FV | 99 yrs lease commencing from 1994 |
Feb 2022 | UNIVERSITY WALK Floor - | 2,841sqft | S$3,787,500 | ▼S$1,333 -13.5% vs FV | 99 yrs lease commencing from 1994 |
Dec 2021 | UNIVERSITY WALK Floor - | 2,706sqft | S$3,500,000 | ▼S$1,293 -16.1% vs FV | 99 yrs lease commencing from 1994 |
Aug 2021 | UNIVERSITY WALK Floor - | 2,905sqft | S$3,680,000 | ▼S$1,267 -17.8% vs FV | 99 yrs lease commencing from 1994 |
Jul 2021 | UNIVERSITY WALK Floor - | 2,766sqft | S$3,000,000 | ▼S$1,084 -29.7% vs FV | 99 yrs lease commencing from 1994 |
UNIVERSITY WALK
Apr 2024 · Floor -
+5.3% vs FV
UNIVERSITY WALK
Apr 2024 · Floor -
+5.3% vs FV
UNIVERSITY WALK
Oct 2023 · Floor -
+11.1% vs FV
UNIVERSITY WALK
Jul 2022 · Floor -
-16.5% vs FV
UNIVERSITY WALK
May 2022 · Floor -
-0.5% vs FV
UNIVERSITY WALK
Apr 2022 · Floor -
-15.0% vs FV
UNIVERSITY WALK
Feb 2022 · Floor -
-13.5% vs FV
UNIVERSITY WALK
Dec 2021 · Floor -
-16.1% vs FV
UNIVERSITY WALK
Aug 2021 · Floor -
-17.8% vs FV
UNIVERSITY WALK
Jul 2021 · Floor -
-29.7% 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.