The Plaza Studio Unit at bugis For Sale With Tenancy ✅High floor #28 unblocked unit with CBD MBS view ✅Central location, MRT, Malls, Superb breezy unblock city view! ✅Unit tenanted until May 11th 2027 at $3000 ✅$898K nett to close ✅Spacious 1 bedrooms High floor with Awesome Unblock City View ✅Renovated unit in beautiful tip top condition ✅Beautiful city MBS & CBD view ✅Squarish and efficient layout Minimal waste of space-Very spacious living and sleeping area ✅Conveniently located ✅Mins walk to MRT, bus interchange, shopping mall and hustle & bustle dining area ✅High rental yield of 4% - 5% ✅Enbloc potential ✅Mins walk to 3 MRTs Nicoll Highway (CC5) Bugis (DT14 EW12) Promenade (CC4 DT15), Cold Storage, NTUC, Bugis Junction, Bugis Cube, Bugist, Suntec City, Millenia Walk, Offices, Restaurants, Cafes, Food central etc ✅Mins drive to CBD, MBS, Orchard, Raffles City Marina Sq, Sports Hub, Stadium etc - Within 1km to Stamford Primary School Contact SSHARON LOH 9277 XXXX Contact Ssharon Loh 9277 XXXX *Website*: https://profile.propnex.com/R042575G *Sale listings :* https://ssharonloh.com.sg/sale/ *Rental listings*: https://ssharonloh.com.sg/rent/ *PropertyGuru/:* www.99.co *Commercial Guru* https://www.commercialguru.com.sg/agent/ssharon-loh-1114XXXX **99 sales/rent** https://www.99.co/singapore/agents/R042575G-ssharon-loh *TikTok* https://www.tiktok.com/@ssharonlohpropnex?_t=8qPxitdpryz&_r=1 *Reviews* https://propertyagentsrating.com/profile/R042575G *Email* : ssharonlohpropnex@gmail.com Mobile : +65 9277 XXXX
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Total Transactions
31
Average Price
S929K
Total Value
S28.8M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 28 URA transactions
Fair Value
S$547,818
S$1,153 psf
Asking Price
S$898,999
S$1,893 psf
vs Market
+64.1%
vs Last Done
+55.9%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
High
28 comps
Nearest MRT
Nicoll Highway
339m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
28 comparable transactions
S$1,283
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.145
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$1,153
Recent Comparable Transactions
10 shown · 28 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJun 2025 | BEACH ROAD Floor 26-30 | 807sqft | S$980,000 | ▲S$1,214 +5.3% vs FV | 99 yrs lease commencing from 1968 |
Jun 2025 | BEACH ROAD Floor 26-30 | 807sqft | S$980,000 | ▲S$1,214 +5.3% vs FV | 99 yrs lease commencing from 1968 |
Feb 2025 | BEACH ROAD Floor 21-25 | 732sqft | S$888,000 | ▲S$1,213 +5.2% vs FV | 99 yrs lease commencing from 1968 |
Jan 2025 | BEACH ROAD Floor 21-25 | 807sqft | S$951,368 | ▲S$1,178 +2.2% vs FV | 99 yrs lease commencing from 1968 |
Dec 2024 | BEACH ROAD Floor 21-25 | 990sqft | S$1,250,000 | ▲S$1,262 +9.5% vs FV | 99 yrs lease commencing from 1968 |
Aug 2024 | BEACH ROAD Floor 26-30 | 840sqft | S$1,138,000 | ▲S$1,355 +17.5% vs FV | 99 yrs lease commencing from 1968 |
Jul 2024 | BEACH ROAD Floor 26-30 | 549sqft | S$780,000 | ▲S$1,421 +23.2% vs FV | 99 yrs lease commencing from 1968 |
Jun 2024 | BEACH ROAD Floor 26-30 | 549sqft | S$820,000 | ▲S$1,494 +29.6% vs FV | 99 yrs lease commencing from 1968 |
Apr 2024 | BEACH ROAD Floor 21-25 | 807sqft | S$1,020,000 | ▲S$1,263 +9.5% vs FV | 99 yrs lease commencing from 1968 |
Mar 2024 | BEACH ROAD Floor 21-25 | 592sqft | S$750,000 | ▲S$1,267 +9.9% vs FV | 99 yrs lease commencing from 1968 |
Jan 2024 | BEACH ROAD Floor 26-30 | 840sqft | S$1,120,000 | ▲S$1,334 +15.7% vs FV | 99 yrs lease commencing from 1968 |
BEACH ROAD
Jun 2025 · Floor 26-30
+5.3% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
+5.3% vs FV
BEACH ROAD
Feb 2025 · Floor 21-25
+5.2% vs FV
BEACH ROAD
Jan 2025 · Floor 21-25
+2.2% vs FV
BEACH ROAD
Dec 2024 · Floor 21-25
+9.5% vs FV
BEACH ROAD
Aug 2024 · Floor 26-30
+17.5% vs FV
BEACH ROAD
Jul 2024 · Floor 26-30
+23.2% vs FV
BEACH ROAD
Jun 2024 · Floor 26-30
+29.6% vs FV
BEACH ROAD
Apr 2024 · Floor 21-25
+9.5% vs FV
BEACH ROAD
Mar 2024 · Floor 21-25
+9.9% vs FV
BEACH ROAD
Jan 2024 · Floor 26-30
+15.7% 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.