642 Rowell Road 200642, Little India, Central Region, Singapore
$850,000
--ABOUT THE UNIT-- ⭐ Well-renovated - almost like a hotel! ⭐ Unblocked view over low-rise shophouses ⭐ No windows facing the corridor ⭐ 1 common bedroom converted into walk-in wardrobe ⭐ All bedrooms are air-conditioned ⭐ Kitchen fits a 2-door fridge! ⭐ Are you a private property downgrader above 55 years old? Skip the 15 months waiting period with this unit! ⭐ 3 months extension preferred ⭐ Only Chinese and Malay buyers eligible ⭐ 99Y from 1 Jan 1984 (extracted from https://www.hdb.gov.sg/map) ---LOCATION--- ⭐ 5 mins walk to Jalan Besar MRT station ⭐ 5 mins walk to Sheng Siong supermarket and Berseh Food Centre ⭐ Many eateries and coffeeshops at your door step ⭐ Within 1km to Farrer Park Pri ⭐ Within 2km to ACS Jr, Bendemeer Pri, Hongwen Sch, SJI Jr, St Margaret's Pri Call William at 9011XXXX to arrange for a viewing. Whether you are searching for your dream home or selling you house, or just want an obligation-free understanding of the current real estate market, you are invited to give me a call. Let me help you achieve your objective in the best possible way!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$680,623
S$570 psf
Asking Price
S$850,000
S$711 psf
vs Market
+24.9%
vs Last Done
+4.3%
Tenure
55 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Jalan Besar
293m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$690
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.786
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$570
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneSep 2025 | Blk 642 ROWELL RD Floor 10 TO 12 | 1,173sqft | S$800,000 | ▲S$682 +19.6% vs FV | 99yr from 1984 |
Sep 2025 | Blk 642 ROWELL RD Floor 10 TO 12 | 1,173sqft | S$800,000 | ▲S$682 +19.6% vs FV | 99yr from 1984 |
Nov 2024 | Blk 642 ROWELL RD Floor 10 TO 12 | 1,173sqft | S$820,000 | ▲S$699 +22.6% vs FV | 99yr from 1984 |
Blk 642 ROWELL RD
Sep 2025 · Floor 10 TO 12
+19.6% vs FV
Blk 642 ROWELL RD
Sep 2025 · Floor 10 TO 12
+19.6% vs FV
Blk 642 ROWELL RD
Nov 2024 · Floor 10 TO 12
+22.6% vs FV
HELIOS AI Analysis
The valuation of this HDB 4-room property located in the Central Area reflects a nuanced interplay of market dynamics and remaining lease considerations. With an estimated value of $680,623, translating to $570 per square foot, the property is positioned significantly above the market baseline by 24.9%. This premium valuation suggests that buyers may be willing to invest more for the unique attributes of the location, coupled with the essential amenities and convenience that the Central Area affords.
However, it is critical to note that the confidence in this valuation is classified as low, primarily due to the limited dataset consisting of only two recent HDB resale transactions in the vicinity. The remaining lease of 55 years also plays a pivotal role in the valuation, as properties with shorter leases tend to experience more volatility in pricing. As the market evolves, potential buyers should weigh the benefits of location against the implications of lease duration, creating a complex decision-making landscape for stakeholders in the Central Area HDB market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.