West Coast Place, West Coast, West Region, Singapore
$1,800 /month
—15 mins walk to Clementis MRT —3 bus stops to Clementis MRT —Cosy/quiet /luxury bedroom,own bathroom —Friendly landlady —Near amenities/eateries —For NUS student or working professor —Have own bathroom and balcony /washing machine —light cooking One more junior master bedroom in 1st floor,have own bathroom ,study room ,asking$1600
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Total Transactions
53
Average Price
S4.3M
Total Value
S230.4M
Calculating fair value from URA transaction data…
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Estimated sale value based on 59 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$154,742
S$484 psf
Asking Price
S$1,800
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
54 yrs
99-year Leasehold · Balance remaining
Confidence
High
59 comps
Nearest MRT
Clementi
950m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
59 comparable transactions
S$615
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.771
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$484
Recent Comparable Transactions
10 shown · 59 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 28 HOY FATT RD Floor 13 TO 15 | 506sqft | S$260,000 | ▲S$514 +6.2% vs FV | 99yr from 1967 |
Mar 2026 | Blk 28 HOY FATT RD Floor 13 TO 15 | 506sqft | S$260,000 | ▲S$514 +6.2% vs FV | 99yr from 1967 |
Mar 2026 | Blk 30 JLN KLINIK Floor 04 TO 06 | 527sqft | S$290,000 | ▲S$550 +13.6% vs FV | 99yr from 1969 |
Mar 2026 | Blk 48 LOWER DELTA RD Floor 10 TO 12 | 452sqft | S$276,000 | ▲S$611 +26.2% vs FV | 99yr from 1970 |
Feb 2026 | Blk 34 JLN BT HO SWEE Floor 01 TO 03 | 549sqft | S$255,000 | ▼S$465 -3.9% vs FV | 99yr from 1971 |
Feb 2026 | Blk 28 JLN BT MERAH Floor 04 TO 06 | 506sqft | S$255,000 | ▲S$504 +4.1% vs FV | 99yr from 1967 |
Jan 2026 | Blk 36 BEO CRES Floor 01 TO 03 | 581sqft | S$278,000 | ▼S$478 -1.2% vs FV | 99yr from 1971 |
Dec 2025 | Blk 28 JLN BT MERAH Floor 07 TO 09 | 506sqft | S$280,000 | ▲S$553 +14.3% vs FV | 99yr from 1967 |
Dec 2025 | Blk 28 JLN KLINIK Floor 04 TO 06 | 527sqft | S$285,000 | ▲S$540 +11.6% vs FV | 99yr from 1969 |
Dec 2025 | Blk 48 LOWER DELTA RD Floor 10 TO 12 | 463sqft | S$298,888 | ▲S$646 +33.5% vs FV | 99yr from 1970 |
Nov 2025 | Blk 30 JLN KLINIK Floor 04 TO 06 | 527sqft | S$290,000 | ▲S$550 +13.6% vs FV | 99yr from 1969 |
Blk 28 HOY FATT RD
Mar 2026 · Floor 13 TO 15
+6.2% vs FV
Blk 28 HOY FATT RD
Mar 2026 · Floor 13 TO 15
+6.2% vs FV
Blk 30 JLN KLINIK
Mar 2026 · Floor 04 TO 06
+13.6% vs FV
Blk 48 LOWER DELTA RD
Mar 2026 · Floor 10 TO 12
+26.2% vs FV
Blk 34 JLN BT HO SWEE
Feb 2026 · Floor 01 TO 03
-3.9% vs FV
Blk 28 JLN BT MERAH
Feb 2026 · Floor 04 TO 06
+4.1% vs FV
Blk 36 BEO CRES
Jan 2026 · Floor 01 TO 03
-1.2% vs FV
Blk 28 JLN BT MERAH
Dec 2025 · Floor 07 TO 09
+14.3% vs FV
Blk 28 JLN KLINIK
Dec 2025 · Floor 04 TO 06
+11.6% vs FV
Blk 48 LOWER DELTA RD
Dec 2025 · Floor 10 TO 12
+33.5% vs FV
Blk 30 JLN KLINIK
Nov 2025 · Floor 04 TO 06
+13.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 2-room unit in Bukit Merah, with a remaining lease of 54 years, stands at an estimated value of $154,742, translating to $484 PSF. This figure reflects a stable market position, showing a 0% difference from the baseline, indicating that the property is priced accurately in line with current market conditions. The analysis is grounded in robust data, derived from 59 recent HDB resale transactions within the vicinity, which reinforces the model's confidence in this valuation as high.
The Bukit Merah area is witnessing a dynamic property landscape, where the balance of supply and demand plays a critical role in influencing prices. With a 54-year lease remaining, this property appeals to both first-time buyers and investors looking for entry-level options in an urban setting. As HDB flats with longer leases generally command higher premiums, the remaining lease term may slightly temper the perceived value compared to newer developments. However, the stable pricing trend underscores a resilient market where such properties continue to attract interest, benefiting from the area's strategic location and amenities.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.