West Coast Terrace, West Coast, West Region, Singapore
$1,300 /month
* Two Bedroom for Rent * Two Bedroom Sharing 1 bathroom Just outside * 5 Mins walk to Bus stop * 5 Bus Stops to NUS * 3 Mins to NEWest Mall * Many Eateries and shops * Rental Exclude Wifi and Utility * Quiet environment * Safe and quiet Surrounding * Staying with nice chinese Landlady * Available 1st May
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Total Transactions
53
Average Price
S4.3M
Total Value
S230.4M
Calculating fair value from URA transaction data…


License: L3008999H
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Estimated sale value based on 59 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$72,618
S$484 psf
Asking Price
S$1,300
S$9 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 DoneApr 2026 | Blk 48 LOWER DELTA RD Floor 04 TO 06 | 463sqft | S$282,000 | ▲S$609 +25.8% vs FV | 99yr from 1970 |
Apr 2026 | Blk 48 LOWER DELTA RD Floor 04 TO 06 | 463sqft | S$282,000 | ▲S$609 +25.8% vs FV | 99yr from 1970 |
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 |
Blk 48 LOWER DELTA RD
Apr 2026 · Floor 04 TO 06
+25.8% vs FV
Blk 48 LOWER DELTA RD
Apr 2026 · Floor 04 TO 06
+25.8% 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
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of the HDB 2-room unit in Bukit Merah, with a remaining lease of 54 years, stands at an estimated value of $72,618, translating to a price per square foot (PSF) of $484. This valuation is noteworthy as it reflects a market price that is perfectly aligned with the baseline, indicating stability in this segment of the property market. A high model confidence level reinforces the reliability of this valuation, drawing on data from 59 recent HDB resale transactions within the vicinity.
The Bukit Merah area, known for its strategic location and accessibility, continues to attract interest from both first-time buyers and investors. The remaining lease of 54 years positions the property in a favorable light, as the demand for HDB units in mature estates remains robust. Furthermore, this valuation indicates a balanced market dynamic, where supply and demand factors are well-matched, ensuring that the property retains its intrinsic value. Investors and homeowners alike should consider these insights when evaluating opportunities within this vibrant segment of the Singapore property market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.