8 Jalan Raja Udang 329217, Balestier, Central Region, Singapore
$3,280,000

Homes of this size are rare in the Novena–Thomson enclave. It is almost like living in a landed! Located in the quiet Jalan Raja Udang neighbourhood, this spacious 2,024 sqft home at 8 Raja offers rare oversized living in a boutique development near Novena. And it is dual-key convertible, allowing for flexible configurations such as multi-generation living, guest suite separation or future rental possibilities. Unlike many newer condos with compact layouts, this home provides generous living and dining areas, ideal for families who value space, privacy and comfortable everyday living. Key Highlights • Rare 2,024 sqft single-level layout • Freehold boutique development • Spacious living and dining areas • Bright and well ventilated home • Quiet landed enclave environment Schools Nearby Within 1 KM • CHIJ Primary (Toa Payoh) Within 1–2 KM • Anglo-Chinese School (Junior) • Anglo-Chinese School (Primary) • Singapore Chinese Girls’ Primary School • St. Joseph’s Institution Junior Convenient Location • Minutes to Novena • Near Tan Tock Seng Hospital • Short drive to Orchard Road • Easy access to major roads and expressways Homes of this size within the Novena enclave are rarely available. Contact me today to arrange a private viewing.
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Total Transactions
9
Average Price
S2.1M
Total Value
S18.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 431 URA transactions · 1 outliers removed (IQR)
Fair Value
S$3.93M
S$1,943 psf
Asking Price
S$3.28M
S$1,621 psf
vs Market
-16.6%
vs Last Done
+22.4%
Tenure
Freehold
No lease decay
Confidence
High
431 comps
Nearest MRT
Novena
776m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
431 comparable transactions
S$1,886
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
+2%
Adjusted Fair Value PSF
S$1,943
Recent Comparable Transactions
10 shown · 431 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2021 | JALAN RAJA UDANG Floor 11-15 | 2,024sqft | S$2,680,000 | ▼S$1,324 -31.9% vs FV | Freehold |
Aug 2021 | JALAN RAJA UDANG Floor 11-15 | 2,024sqft | S$2,680,000 | ▼S$1,324 -31.9% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,367sqft | S$2,650,000 | ▼S$1,939 -0.2% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,001sqft | S$1,660,000 | ▼S$1,658 -14.7% vs FV | Freehold |
Aug 2025 | JALAN RAJA UDANG Floor 16-20 | 678sqft | S$970,000 | ▼S$1,430 -26.4% vs FV | Freehold |
Aug 2025 | JALAN RAJA UDANG Floor 16-20 | 1,399sqft | S$2,850,000 | ▲S$2,037 +4.8% vs FV | Freehold |
Aug 2025 | JALAN RAJA UDANG Floor 26-30 | 1,528sqft | S$2,965,000 | ▼S$1,940 -0.2% vs FV | Freehold |
Jul 2025 | THOMSON ROAD Floor 16-20 | 1,335sqft | S$2,700,000 | ▲S$2,023 +4.1% vs FV | Freehold |
Jul 2025 | IRRAWADDY ROAD Floor 21-25 | 1,367sqft | S$2,730,000 | ▲S$1,997 +2.8% vs FV | Freehold |
Jul 2025 | THOMSON LANE Floor 36-40 | 2,713sqft | S$6,400,000 | ▲S$2,359 +21.4% vs FV | Freehold |
Jul 2025 | BALESTIER ROAD Floor 01-05 | 1,981sqft | S$2,000,000 | ▼S$1,010 -48.0% vs FV | Freehold |
JALAN RAJA UDANG
Aug 2021 · Floor 11-15
-31.9% vs FV
JALAN RAJA UDANG
Aug 2021 · Floor 11-15
-31.9% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
-0.2% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
-14.7% vs FV
JALAN RAJA UDANG
Aug 2025 · Floor 16-20
-26.4% vs FV
JALAN RAJA UDANG
Aug 2025 · Floor 16-20
+4.8% vs FV
JALAN RAJA UDANG
Aug 2025 · Floor 26-30
-0.2% vs FV
THOMSON ROAD
Jul 2025 · Floor 16-20
+4.1% vs FV
IRRAWADDY ROAD
Jul 2025 · Floor 21-25
+2.8% vs FV
THOMSON LANE
Jul 2025 · Floor 36-40
+21.4% vs FV
BALESTIER ROAD
Jul 2025 · Floor 01-05
-48.0% 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.