85 Telok Blangah Heights 100085, Telok Blangah Drive, Central Region, Singapore
$968,000
Corner unit Spacious & efficient layout Bright & Windy No extension needed! Minutes walk to Telok Blangah MRT Primary School within 1KM: Blangah Rise Primary School Primary School within 1-2km: Gan Eng Seng Primary School, Radin Mas Primary School Hawkers Centers & Supermarkets at doorstep Feel free to contact me for exclusive viewing!
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: L3002382K
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$1.07M
S$907 psf
Asking Price
S$968,000
S$818 psf
vs Market
-9.8%
vs Last Done
-2.2%
Tenure
74 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Telok Blangah
735m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$847
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$907
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | Blk 85 TELOK BLANGAH HTS Floor 22 TO 24 | 1,184sqft | S$990,000 | ▼S$836 -7.8% vs FV | 99yr from 2003 |
Apr 2025 | Blk 85 TELOK BLANGAH HTS Floor 22 TO 24 | 1,184sqft | S$990,000 | ▼S$836 -7.8% vs FV | 99yr from 2003 |
Jun 2024 | Blk 85 TELOK BLANGAH HTS Floor 25 TO 27 | 1,184sqft | S$1,015,000 | ▼S$857 -5.5% vs FV | 99yr from 2003 |
Blk 85 TELOK BLANGAH HTS
Apr 2025 · Floor 22 TO 24
-7.8% vs FV
Blk 85 TELOK BLANGAH HTS
Apr 2025 · Floor 22 TO 24
-7.8% vs FV
Blk 85 TELOK BLANGAH HTS
Jun 2024 · Floor 25 TO 27
-5.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit located in Bukit Merah reflects a nuanced understanding of the local market dynamics, particularly with the remaining lease of 74 years. With an estimated value of $1,073,641, translating to $907 PSF, this property stands out as a compelling investment opportunity, given its 9.8% deviation from the baseline value, which classifies it as a Good Deal. Such a valuation indicates a favorable pricing environment for prospective buyers, particularly in a highly sought-after district like Bukit Merah.
However, it is essential to note that the model confidence remains categorized as Low, which suggests that the valuation is based on a limited dataset, specifically two recent HDB resale transactions in the vicinity. This scarcity of comparable sales can introduce variability in the valuation, highlighting the importance of conducting further due diligence. Buyers should consider the broader market trends and the implications of the remaining lease, as properties with shorter leases often face depreciation in value over time. As such, while the current valuation presents an attractive opportunity, market participants are encouraged to approach this investment with a well-informed perspective on the long-term implications of leasehold properties in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.