Located on the above level 8, this pristine 2-bedroom unit offers the perfect blend of luxury, privacy, and breathtaking views. Key Features: • High-floor 2BR unit (753 sqft) with a highly efficient, functional layout. • Stunning Views: Enjoy unblocked, sweeping greenery and city views from your private balcony. • Vacant Possession: No tenancy attached; ready for immediate move-in or rental. • Prestigious Address: Freehold development with a 100m grand driveway and world-class facilities. • Top-Tier Schools: Within 1km of ACS (Barker) and Singapore Chinese Girls' School A straightforward sale for a sophisticated buyer. Physical Viewing / Remote Viewing available Viewing via appointment Brandon Tong | PropNex FOR BUYERS : How to Take Advantage of Today’s High Prices The market has shifted — and while prices seem high, there are still pockets of value if you know where to look. Certain developments and specific unit types offer stronger long-term upside, better entry points, and safer price positioning than others. If you’d like to understand the price logic, upcoming opportunities, and how buyers are securing good deals in this climate, feel free to reach out. I’ll break down the numbers so you can buy confidently — without overpaying.
D10 - Tanglin
Newton MRT
30 December 2025
Small (230 units)
230 units
2 Blocks, 24 Floors
Japura Development Pte Ltd (Cheung Kong Property Development Limited)
Perfect Ten has a total of 230 units, from 2 Bed - 2 Bath to 3 Bed - 3 Bath units. There are 24 types of floor plans from 753 sqft to 1,281 sqft.
Perfect Ten has 2 blocks and up to 24 storeys.
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Total Transactions
1
Average Price
S4.3M
Total Value
S4.3M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 231 URA transactions
Fair Value
S$2.61M
S$3,269 psf
Asking Price
S$2.55M
S$3,200 psf
vs Market
-2.1%
vs Last Done
-3.6%
Tenure
Freehold
No lease decay
Confidence
High
231 comps
Nearest MRT
Newton
720m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
231 comparable transactions
S$3,082
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+5%
Adjusted Fair Value PSF
S$3,269
Recent Comparable Transactions
10 shown · 231 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | BUKIT TIMAH ROAD Floor 16-20 | 1,281sqft | S$4,250,000 | ▲S$3,318 +1.5% vs FV | Freehold |
Apr 2025 | BUKIT TIMAH ROAD Floor 16-20 | 1,281sqft | S$4,250,000 | ▲S$3,318 +1.5% vs FV | Freehold |
May 2024 | BUKIT TIMAH ROAD Floor 21-25 | 1,281sqft | S$4,359,000 | ▲S$3,403 +4.1% vs FV | Freehold |
Apr 2024 | BUKIT TIMAH ROAD Floor 21-25 | 786sqft | S$2,650,000 | ▲S$3,372 +3.2% vs FV | Freehold |
Mar 2024 | BUKIT TIMAH ROAD Floor 21-25 | 797sqft | S$2,755,280 | ▲S$3,459 +5.8% vs FV | Freehold |
Feb 2024 | BUKIT TIMAH ROAD Floor 21-25 | 753sqft | S$2,680,000 | ▲S$3,557 +8.8% vs FV | Freehold |
Jan 2024 | BUKIT TIMAH ROAD Floor 21-25 | 797sqft | S$2,859,000 | ▲S$3,589 +9.8% vs FV | Freehold |
Nov 2023 | BUKIT TIMAH ROAD Floor 21-25 | 786sqft | S$2,590,720 | ▲S$3,297 +0.9% vs FV | Freehold |
Sep 2023 | BUKIT TIMAH ROAD Floor 21-25 | 753sqft | S$2,638,000 | ▲S$3,501 +7.1% vs FV | Freehold |
Aug 2023 | BUKIT TIMAH ROAD Floor 21-25 | 786sqft | S$2,638,000 | ▲S$3,357 +2.7% vs FV | Freehold |
Aug 2023 | BUKIT TIMAH ROAD Floor 21-25 | 753sqft | S$2,765,000 | ▲S$3,670 +12.3% vs FV | Freehold |
BUKIT TIMAH ROAD
Apr 2025 · Floor 16-20
+1.5% vs FV
BUKIT TIMAH ROAD
Apr 2025 · Floor 16-20
+1.5% vs FV
BUKIT TIMAH ROAD
May 2024 · Floor 21-25
+4.1% vs FV
BUKIT TIMAH ROAD
Apr 2024 · Floor 21-25
+3.2% vs FV
BUKIT TIMAH ROAD
Mar 2024 · Floor 21-25
+5.8% vs FV
BUKIT TIMAH ROAD
Feb 2024 · Floor 21-25
+8.8% vs FV
BUKIT TIMAH ROAD
Jan 2024 · Floor 21-25
+9.8% vs FV
BUKIT TIMAH ROAD
Nov 2023 · Floor 21-25
+0.9% vs FV
BUKIT TIMAH ROAD
Sep 2023 · Floor 21-25
+7.1% vs FV
BUKIT TIMAH ROAD
Aug 2023 · Floor 21-25
+2.7% vs FV
BUKIT TIMAH ROAD
Aug 2023 · Floor 21-25
+12.3% 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.