2 Beach Road 190002, Crawford, Central Region, Singapore
$500,000
High floor unblocked view Enjoy watching fire works during festive season HDB 3I model with upgraded utility room Functional spacious layout Renovated well kept Open concept kitchen deco Main door facing South Doorstep with amenities and eateries Walking distance to Lavender MRT & Nicol Highway MRT station
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: L3009250K
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Automated Valuation based on 9 HDB resale transactions (data.gov.sg)
Fair Value
S$467,237
S$639 psf
Asking Price
S$500,000
S$684 psf
vs Market
+7.0%
vs Last Done
-21.0%
Tenure
52 yrs
99-year Leasehold · Balance remaining
Confidence
Medium
9 comps
Nearest MRT
Lavender
416m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
9 comparable transactions
S$819
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.743
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$639
Recent Comparable Transactions
9 shown · 9 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 3 TG PAGAR PLAZA Floor 04 TO 06 | 635sqft | S$550,000 | ▲S$866 +35.5% vs FV | 99yr from 1977 |
Jan 2026 | Blk 3 TG PAGAR PLAZA Floor 04 TO 06 | 635sqft | S$550,000 | ▲S$866 +35.5% vs FV | 99yr from 1977 |
Oct 2025 | Blk 3 TG PAGAR PLAZA Floor 04 TO 06 | 635sqft | S$510,000 | ▲S$803 +25.7% vs FV | 99yr from 1977 |
Jul 2025 | Blk 3 TG PAGAR PLAZA Floor 07 TO 09 | 635sqft | S$535,000 | ▲S$842 +31.8% vs FV | 99yr from 1977 |
Jun 2025 | Blk 3 TG PAGAR PLAZA Floor 13 TO 15 | 635sqft | S$540,000 | ▲S$850 +33.0% vs FV | 99yr from 1977 |
Dec 2024 | Blk 3 TG PAGAR PLAZA Floor 13 TO 15 | 635sqft | S$520,000 | ▲S$819 +28.2% vs FV | 99yr from 1977 |
Dec 2024 | Blk 3 TG PAGAR PLAZA Floor 22 TO 24 | 753sqft | S$648,000 | ▲S$860 +34.6% vs FV | 99yr from 1977 |
Oct 2024 | Blk 3 TG PAGAR PLAZA Floor 16 TO 18 | 753sqft | S$562,000 | ▲S$746 +16.7% vs FV | 99yr from 1977 |
Jul 2024 | Blk 3 TG PAGAR PLAZA Floor 22 TO 24 | 635sqft | S$510,000 | ▲S$803 +25.7% vs FV | 99yr from 1977 |
Jun 2024 | Blk 3 TG PAGAR PLAZA Floor 16 TO 18 | 635sqft | S$498,888 | ▲S$786 +23.0% vs FV | 99yr from 1977 |
Blk 3 TG PAGAR PLAZA
Jan 2026 · Floor 04 TO 06
+35.5% vs FV
Blk 3 TG PAGAR PLAZA
Jan 2026 · Floor 04 TO 06
+35.5% vs FV
Blk 3 TG PAGAR PLAZA
Oct 2025 · Floor 04 TO 06
+25.7% vs FV
Blk 3 TG PAGAR PLAZA
Jul 2025 · Floor 07 TO 09
+31.8% vs FV
Blk 3 TG PAGAR PLAZA
Jun 2025 · Floor 13 TO 15
+33.0% vs FV
Blk 3 TG PAGAR PLAZA
Dec 2024 · Floor 13 TO 15
+28.2% vs FV
Blk 3 TG PAGAR PLAZA
Dec 2024 · Floor 22 TO 24
+34.6% vs FV
Blk 3 TG PAGAR PLAZA
Oct 2024 · Floor 16 TO 18
+16.7% vs FV
Blk 3 TG PAGAR PLAZA
Jul 2024 · Floor 22 TO 24
+25.7% vs FV
Blk 3 TG PAGAR PLAZA
Jun 2024 · Floor 16 TO 18
+23.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit situated in the Central Area, with a remaining lease of 52 years, stands at an estimated value of $467,237, translating to $639 per square foot. This valuation is notably above the market baseline by 7%, which indicates a robust demand for properties in this prime location. The Central Area is characterized by its vibrant urban lifestyle and proximity to key amenities, which significantly enhances the desirability of HDB units in this locale. Such factors have contributed to the elevated valuation, despite the relatively shorter lease term compared to other properties in the market.
With a model confidence rating of medium, the valuation is informed by an analysis of 9 recent HDB resale transactions in the vicinity. This data suggests a consistent upward trend in pricing, underpinned by the limited supply of available units and the continued appeal of the Central Area for both homeowners and investors. As the market navigates the complexities of leasehold dynamics, the interplay between remaining lease length and property value will remain a crucial factor for potential buyers and sellers. The 52-year lease, while a consideration, is likely offset by the property's strategic location, indicating a resilient market outlook for HDB units in this sought-after district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.