Tan Sim Boh Road, Malcolm, Central Region, Singapore
$9,680,000
Located in the prestigious District 11 Chancery/Thomson estate, this is a rare freehold semi-detached house that balances the seclusion of a quiet cul-de-sac with "secret" hyper-connectivity to the city. "Golden Triangle" Education Zone The property is exceptionally well-placed for families, sitting within the coveted 1km radius of some of Singapore's most elite primary schools: Anglo-Chinese School (Primary) CHIJ Primary (Toa Payoh) Singapore Chinese Girls' Primary School (SCGS) Interior & Design Open-Plan Concept: Designed to maximize natural light and cross-ventilation, creating a bright and airy atmosphere. Premium Finishes: Features light-toned tile flooring and a signature textured accent wall with warm wooden panels in the living area. Multi-Generational Ready: With 5 large ensuite bedrooms and high ceilings, it provides the privacy and space needed for extended families. Location & Connectivity Quick Drive: 30 seconds to the PIE access point. MRT Proximity: Accessible to Mount Pleasant (TE10), Novena (NS20), and Toa Payoh (NS19) stations. Amenities: Minutes away from Zhongshan Mall, Novena Square, and the diverse dining options along Balestier and Thomson Road.
Loading map...
Total Transactions
18
Average Price
S10.3M
Total Value
S185.8M
Calculating fair value from URA transaction data…


License: L3008022J
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 96 URA transactions
Fair Value
S$15.81M
S$2,635 psf
Asking Price
S$9.68M
S$2,651 psf
vs Market
-38.8%
vs Last Done
+29.4%
Tenure
Freehold
No lease decay
Confidence
High
96 comps
Nearest MRT
Novena
694m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
96 comparable transactions
S$2,508
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
+4%
Adjusted Fair Value PSF
S$2,635
Recent Comparable Transactions
10 shown · 96 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2025 | CHANCERY LANE Floor - | 11,468sqft | S$23,500,000 | ▼S$2,049 -22.2% vs FV | Freehold |
May 2025 | CHANCERY LANE Floor - | 11,468sqft | S$23,500,000 | ▼S$2,049 -22.2% vs FV | Freehold |
May 2025 | CHANCERY LANE Floor - | 11,468sqft | S$23,500,000 | ▼S$2,049 -22.2% vs FV | Freehold |
May 2025 | CHANCERY LANE Floor - | 11,468sqft | S$23,500,000 | ▼S$2,049 -22.2% vs FV | Freehold |
Mar 2025 | CHANCERY HILL WALK Floor - | 2,863sqft | S$4,200,000 | ▼S$1,467 -44.3% vs FV | Freehold |
Mar 2025 | CHANCERY HILL WALK Floor - | 2,863sqft | S$4,200,000 | ▼S$1,467 -44.3% vs FV | Freehold |
Mar 2025 | DYSON ROAD Floor - | 2,827sqft | S$7,400,000 | ▼S$2,618 -0.6% vs FV | Freehold |
Mar 2025 | DYSON ROAD Floor - | 3,469sqft | S$7,800,000 | ▼S$2,248 -14.7% vs FV | Freehold |
Mar 2025 | DYSON ROAD Floor - | 2,827sqft | S$7,400,000 | ▼S$2,618 -0.6% vs FV | Freehold |
Mar 2025 | DYSON ROAD Floor - | 3,469sqft | S$7,800,000 | ▼S$2,248 -14.7% vs FV | Freehold |
Mar 2025 | DYSON ROAD Floor - | 2,827sqft | S$7,400,000 | ▼S$2,618 -0.6% vs FV | Freehold |
CHANCERY LANE
May 2025 · Floor -
-22.2% vs FV
CHANCERY LANE
May 2025 · Floor -
-22.2% vs FV
CHANCERY LANE
May 2025 · Floor -
-22.2% vs FV
CHANCERY LANE
May 2025 · Floor -
-22.2% vs FV
CHANCERY HILL WALK
Mar 2025 · Floor -
-44.3% vs FV
CHANCERY HILL WALK
Mar 2025 · Floor -
-44.3% vs FV
DYSON ROAD
Mar 2025 · Floor -
-0.6% vs FV
DYSON ROAD
Mar 2025 · Floor -
-14.7% vs FV
DYSON ROAD
Mar 2025 · Floor -
-0.6% vs FV
DYSON ROAD
Mar 2025 · Floor -
-14.7% vs FV
DYSON ROAD
Mar 2025 · Floor -
-0.6% 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.