538 Upper Cross Street 050538, China Square, Central Region, Singapore
$608,000
CEA Registration: L3010858B / R006231Z Preview in virtual tour: https://my.matterport.com/show/?m=yKzsoQAYfDi This beautifully renovated high-floor residence offers a seamless move-in experience with two bedrooms, two bathrooms, and no extension required. The well-maintained corridor unit features a South-West facing entrance and serves up impressive city views. Perfectly positioned for an urban lifestyle, the home is just minutes from Chinatown MRT, shopping malls, and diverse dining options. With a supermarket and major bus services at your doorstep, plus reputable primary schools within easy reach, this property combines modern comfort with ultimate daily convenience. Exclusive Propseller Listing! Size: - 646 sqft. - 2 bedrooms + 2 bathrooms Attributes: - EIP Quota: None - Extension needed: None - Unit orientation: Corridor unit - High floor unit - Well-Renovated condition - Main door facing South-West - Views from the unit: City Convenience: - 3 min walk to the nearest bus stop (bus services: 61, 80, 145, 166, 197) - 1 min walk to Fairprice supermarket - 4 min walk to 18 Cross shopping mall - 4 min walk to the nearest eateries - 3 min walk to Chinatown MRT Station (NE4) - Primary schools between 1-2km: Cantonment Primary School, River Valley Primary School, St. Margaret's School (Primary) Disclaimer: Some pictures may be virtually decluttered or staged to showcase the property's full potential.
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: L3010858B
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Automated Valuation based on 3 HDB resale transactions (data.gov.sg)
Fair Value
S$406,391
S$629 psf
Asking Price
S$608,000
S$941 psf
vs Market
+49.6%
vs Last Done
+4.8%
Tenure
51 yrs
99-year Leasehold · Balance remaining
Confidence
Low
3 comps
Nearest MRT
Chinatown
148m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
3 comparable transactions
S$822
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.729
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$629
Recent Comparable Transactions
3 shown · 3 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | Blk 538 UPP CROSS ST Floor 13 TO 15 | 646sqft | S$580,000 | ▲S$898 +42.8% vs FV | 99yr from 1978 |
Aug 2025 | Blk 538 UPP CROSS ST Floor 13 TO 15 | 646sqft | S$580,000 | ▲S$898 +42.8% vs FV | 99yr from 1978 |
Feb 2025 | Blk 538 UPP CROSS ST Floor 16 TO 18 | 646sqft | S$528,000 | ▲S$818 +30.0% vs FV | 99yr from 1978 |
Apr 2024 | Blk 538 UPP CROSS ST Floor 13 TO 15 | 732sqft | S$550,000 | ▲S$751 +19.4% vs FV | 99yr from 1978 |
Blk 538 UPP CROSS ST
Aug 2025 · Floor 13 TO 15
+42.8% vs FV
Blk 538 UPP CROSS ST
Aug 2025 · Floor 13 TO 15
+42.8% vs FV
Blk 538 UPP CROSS ST
Feb 2025 · Floor 16 TO 18
+30.0% vs FV
Blk 538 UPP CROSS ST
Apr 2024 · Floor 13 TO 15
+19.4% vs FV
HELIOS AI Analysis
In the current landscape of Singapore's real estate market, the valuation of a HDB 3 Room unit in the Central Area, with a remaining lease of 51 years, stands at an estimated value of $406,391, translating to $629 PSF. This figure indicates a significant premium, being positioned 49.6% above the market baseline. Such a valuation suggests strong demand and desirability for property in the Central Area, driven by factors such as accessibility, urban amenities, and the intrinsic value of location within the city-state.
However, the model confidence associated with this valuation is categorized as low, which raises considerations for potential investors and stakeholders. The analysis is drawn from just three recent HDB resale transactions in the vicinity, indicating limited data points and a possible volatility in market dynamics. The remaining lease of 51 years also factors heavily into the valuation, as properties with shorter leases may face depreciation concerns in the long term. Thus, while the current valuation reflects a buoyant market sentiment, potential buyers should exercise caution and conduct thorough due diligence regarding lease longevity and market stability.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.