20 Newton Road 307953, Moulmein, Central Region, Singapore
$5,500 /month
Contemporary 2-Bedroom + Study at AMARYLLIS VILLE Bright, well-planned home with generous living spaces and a dedicated study for work or hobbies. Thoughtful layout suits couples, small families, and professionals seeking comfort and convenience. - For Rent: S$5,500 - Address: AMARYLLIS VILLE - Size: 980 sq ft - Bedrooms: 2 + Study Nearby Schools: - Newton Kindergarten (0.15km) - Grace House @ Trbk Pte Ltd (0.26km) - Thomson Road Baptist Kindergarten (0.26km) - MFC Kindergarten (Newton) (0.36km) - St. James' Church Kindergarten (Gilstead) (0.46km) - Far Eastern Kindergarten (0.46km) - St. Joseph's Institution Junior (0.52km) - Little Woods Montessori Preschool (0.60km) - Anglo-Chinese School (Junior) (0.61km) - Anglo-Chinese School (Primary) (0.86km) - Anglo-Chinese School (Barker Road) (0.87km) - Barker Road Methodist Church Kindergarten (0.93km) - Heartfield Kindergarten (0.93km) MRT/LRT: - Newton (0.48km, 0.52km) - Novena (0.66km) Enquire today. Contact ANDY WU at 8282XXXX to secure a viewing.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
73
Average Price
S2.1M
Total Value
S150.7M
Calculating fair value from URA transaction data…


License: L3010501Z
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Estimated sale value based on 62 URA transactions
Fair Value
S$936,241
S$955 psf
Asking Price
S$5,500
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
77 yrs
99-year Leasehold · Balance remaining
Confidence
High
62 comps
Nearest MRT
Newton
419m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
62 comparable transactions
S$1,971
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.470
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$955
Recent Comparable Transactions
10 shown · 62 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJul 2025 | NEWTON ROAD Floor 06-10 | 958sqft | S$2,070,000 | ▲S$2,161 +126.3% vs FV | 99 yrs lease commencing from 1997 |
Jul 2025 | NEWTON ROAD Floor 06-10 | 958sqft | S$2,070,000 | ▲S$2,161 +126.3% vs FV | 99 yrs lease commencing from 1997 |
Jul 2025 | NEWTON ROAD Floor 21-25 | 1,259sqft | S$2,850,000 | ▲S$2,263 +137.0% vs FV | 99 yrs lease commencing from 1997 |
Jun 2025 | NEWTON ROAD Floor 06-10 | 1,238sqft | S$2,590,000 | ▲S$2,092 +119.1% vs FV | 99 yrs lease commencing from 1997 |
May 2025 | NEWTON ROAD Floor 16-20 | 958sqft | S$1,950,000 | ▲S$2,035 +113.1% vs FV | 99 yrs lease commencing from 1997 |
Feb 2025 | NEWTON ROAD Floor 26-30 | 1,238sqft | S$2,650,000 | ▲S$2,141 +124.2% vs FV | 99 yrs lease commencing from 1997 |
Jan 2025 | NEWTON ROAD Floor 16-20 | 958sqft | S$2,000,000 | ▲S$2,088 +118.6% vs FV | 99 yrs lease commencing from 1997 |
Dec 2024 | NEWTON ROAD Floor 11-15 | 958sqft | S$2,020,000 | ▲S$2,109 +120.8% vs FV | 99 yrs lease commencing from 1997 |
Nov 2024 | NEWTON ROAD Floor 11-15 | 1,238sqft | S$2,600,000 | ▲S$2,100 +119.9% vs FV | 99 yrs lease commencing from 1997 |
Sep 2024 | NEWTON ROAD Floor 11-15 | 1,259sqft | S$2,620,000 | ▲S$2,080 +117.8% vs FV | 99 yrs lease commencing from 1997 |
Aug 2024 | NEWTON ROAD Floor 01-05 | 1,259sqft | S$2,500,000 | ▲S$1,985 +107.9% vs FV | 99 yrs lease commencing from 1997 |
NEWTON ROAD
Jul 2025 · Floor 06-10
+126.3% vs FV
NEWTON ROAD
Jul 2025 · Floor 06-10
+126.3% vs FV
NEWTON ROAD
Jul 2025 · Floor 21-25
+137.0% vs FV
NEWTON ROAD
Jun 2025 · Floor 06-10
+119.1% vs FV
NEWTON ROAD
May 2025 · Floor 16-20
+113.1% vs FV
NEWTON ROAD
Feb 2025 · Floor 26-30
+124.2% vs FV
NEWTON ROAD
Jan 2025 · Floor 16-20
+118.6% vs FV
NEWTON ROAD
Dec 2024 · Floor 11-15
+120.8% vs FV
NEWTON ROAD
Nov 2024 · Floor 11-15
+119.9% vs FV
NEWTON ROAD
Sep 2024 · Floor 11-15
+117.8% vs FV
NEWTON ROAD
Aug 2024 · Floor 01-05
+107.9% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.