86 Dawson Road 141086, Margaret Drive, Central Region, Singapore
$1,400,000
Sophisticated Urban Retreat at 86 Dawson Road. Spanning 1119 sqft, this high-floor unit has been thoughtfully redesigned from a 3-bedroom layout into a sprawling 2-bedroom sanctuary, prioritizing open space, natural light, and a seamless flow for the modern homeowner. The hallmark of this home is the massive master suite, created by merging two bedrooms to include a dedicated lounge or study area and an expanded wardrobe space. As a Premium Apartment, the unit features high-quality finishes and a minimalist aesthetic that is move-in ready. Located at the heart of Queenstown, your commute is effortless: • A short 7-minute walk to Queenstown MRT Station (East-West Line). • Direct bus services to Orchard Road, the CBD, and One-North. • Minutes by car to the Ayer Rajah Expressway (AYE) and Central Expressway (CTE). Ideal for families seeking quality education within the vicinity: • Queenstown Primary and Secondary School. • Alexandra Primary School. • Gan Eng Seng Primary School. • Crescent Girls' School. Transparent Real Estate Services Why pay more for the same professional service? We are committed to providing high-quality real estate marketing at a flat, transparent fee: • We sell HDB flats for $2799. • We sell Condominiums for $5799. Save on commission without compromising on reach or results. Contact us today to arrange a private viewing of this architectural gem at Dawson Road.
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…
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$1.36M
S$1,215 psf
Asking Price
S$1.40M
S$1,251 psf
vs Market
+2.9%
vs Last Done
+25.1%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Queenstown
494m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$1,102
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,215
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 86 DAWSON RD Floor 04 TO 06 | 1,119sqft | S$1,120,000 | ▼S$1,000 -17.7% vs FV | 99yr from 2016 |
Apr 2026 | Blk 86 DAWSON RD Floor 04 TO 06 | 1,119sqft | S$1,120,000 | ▼S$1,000 -17.7% vs FV | 99yr from 2016 |
Oct 2024 | Blk 86 DAWSON RD Floor 16 TO 18 | 1,163sqft | S$1,400,000 | ▼S$1,204 -0.9% vs FV | 99yr from 2016 |
Blk 86 DAWSON RD
Apr 2026 · Floor 04 TO 06
-17.7% vs FV
Blk 86 DAWSON RD
Apr 2026 · Floor 04 TO 06
-17.7% vs FV
Blk 86 DAWSON RD
Oct 2024 · Floor 16 TO 18
-0.9% vs FV
HELIOS AI Analysis
In the vibrant enclave of Queenstown, the valuation of a five-room HDB unit reveals intriguing dynamics in the current property market. With a remaining lease of 89 years, the estimated value stands at $1,360,012, translating to a price per square foot (PSF) of $1,215. This valuation is positioned at a 2.9% differential from the baseline market price, suggesting a slight premium that reflects the desirability of the location, characterized by its proximity to numerous amenities and well-established transport links.
However, it is pertinent to note that the model confidence for this valuation is classified as low, influenced by the limited data set derived from only two recent HDB resale transactions in the vicinity. This lack of robust transactional evidence may contribute to fluctuations in perceived value, as market sentiment can vary significantly based on broader economic factors and local demand shifts. Investors considering this property should weigh these dynamics carefully, as the Queenstown area continues to evolve and attract buyer interest amidst the changing landscape of Singapore's real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.