Normanton Park, Kent Ridge, Central Region, Singapore
$1,580 /month
Banyan Park, Chwee Chian Road Singapore 117662 Video Link: https://youtube.com/shorts/wUMemDuGAeo?si=GMjIZeRPCzJglWXj Room Type - Beautiful Single Common Room + balcony, 3-storey Terrace House - cooking allowed, no landlord staying - 6 common rooms sharing 3 common bathrooms, maid cleaning every week -Rent: $1580/mth for Single room for 1 person (level 2 - Free WiFi - Rental price inclusive of utilities with a house cap Available now Nearest MRT Stations CC26 Pasir Panjang MRT (0.64 km) CC25 Haw Par Villa MRT (0.85 km) CC24 Kent Ridge MRT (1.54 km) CC27 Labrador Park MRT (1.73km) Buses: 10, 30, 30E, 51, 143, 175, 176, 188, 200 - 10 minutes by car via West-Coast Highway to Business Hub Amenities nearby - Pasir Panjang food court (0.64 km) - 1 convinence store nearby - Queensway Shopping Centre (2.01km) - Anchorpoint Shoppint Center (2.26km) - IKEA Alexandra (2.28km) - Depot Heights Shoppint Center (2.45km) - Vivo City, where a host of amenities are readily available, such as retail outlets, supermarkets, restaurants and eating establishments, banks, cinemas and other entertainment facilities. - Kent Ridge Park and Jambol Place Park What’s App/Contact Now for Viewing: +65 9.2.7.2.-3.8.6.2 宋憶秀 House @CC26 Pasir Panjang MRT
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Total Transactions
137
Average Price
S1.8M
Total Value
S243.2M
Calculating fair value from URA transaction data…


License: L3009250K
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Estimated sale value based on 60 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$161,723
S$647 psf
Asking Price
S$1,580
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
60 comps
Nearest MRT
Kent Ridge
1149m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
60 comparable transactions
S$616
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$647
Recent Comparable Transactions
10 shown · 60 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 -5.9% vs FV | 99yr from 1970 |
Apr 2026 | Blk 48 LOWER DELTA RD Floor 04 TO 06 | 463sqft | S$282,000 | ▼S$609 -5.9% vs FV | 99yr from 1970 |
Apr 2026 | Blk 76 TELOK BLANGAH DR Floor 13 TO 15 | 474sqft | S$315,000 | ▲S$665 +2.8% vs FV | 99yr from 1978 |
Mar 2026 | Blk 28 HOY FATT RD Floor 13 TO 15 | 506sqft | S$260,000 | ▼S$514 -20.6% vs FV | 99yr from 1967 |
Mar 2026 | Blk 30 JLN KLINIK Floor 04 TO 06 | 527sqft | S$290,000 | ▼S$550 -15.0% vs FV | 99yr from 1969 |
Mar 2026 | Blk 48 LOWER DELTA RD Floor 10 TO 12 | 452sqft | S$276,000 | ▼S$611 -5.6% vs FV | 99yr from 1970 |
Feb 2026 | Blk 34 JLN BT HO SWEE Floor 01 TO 03 | 549sqft | S$255,000 | ▼S$465 -28.1% vs FV | 99yr from 1971 |
Feb 2026 | Blk 28 JLN BT MERAH Floor 04 TO 06 | 506sqft | S$255,000 | ▼S$504 -22.1% vs FV | 99yr from 1967 |
Jan 2026 | Blk 36 BEO CRES Floor 01 TO 03 | 581sqft | S$278,000 | ▼S$478 -26.1% vs FV | 99yr from 1971 |
Dec 2025 | Blk 28 JLN BT MERAH Floor 07 TO 09 | 506sqft | S$280,000 | ▼S$553 -14.5% vs FV | 99yr from 1967 |
Dec 2025 | Blk 28 JLN KLINIK Floor 04 TO 06 | 527sqft | S$285,000 | ▼S$540 -16.5% vs FV | 99yr from 1969 |
Blk 48 LOWER DELTA RD
Apr 2026 · Floor 04 TO 06
-5.9% vs FV
Blk 48 LOWER DELTA RD
Apr 2026 · Floor 04 TO 06
-5.9% vs FV
Blk 76 TELOK BLANGAH DR
Apr 2026 · Floor 13 TO 15
+2.8% vs FV
Blk 28 HOY FATT RD
Mar 2026 · Floor 13 TO 15
-20.6% vs FV
Blk 30 JLN KLINIK
Mar 2026 · Floor 04 TO 06
-15.0% vs FV
Blk 48 LOWER DELTA RD
Mar 2026 · Floor 10 TO 12
-5.6% vs FV
Blk 34 JLN BT HO SWEE
Feb 2026 · Floor 01 TO 03
-28.1% vs FV
Blk 28 JLN BT MERAH
Feb 2026 · Floor 04 TO 06
-22.1% vs FV
Blk 36 BEO CRES
Jan 2026 · Floor 01 TO 03
-26.1% vs FV
Blk 28 JLN BT MERAH
Dec 2025 · Floor 07 TO 09
-14.5% vs FV
Blk 28 JLN KLINIK
Dec 2025 · Floor 04 TO 06
-16.5% vs FV
HELIOS AI Analysis
The valuation of the 2-room HDB property in Bukit Merah, with a remaining lease of 96 years, stands at an estimated value of $161,723, translating to a price per square foot (PSF) of $647. This valuation reflects a stable market signal, as the current price shows a 0% difference from the baseline, indicating that the property is appropriately priced within the context of recent market activity. The high model confidence rating suggests that the valuation is grounded in robust data, derived from 60 recent HDB resale transactions in the vicinity.
In the context of Singapore's dynamic property market, this valuation underscores the resilience of HDB flats in established neighborhoods like Bukit Merah. The extended remaining lease of 96 years enhances the property’s appeal, catering to homebuyers who are increasingly prioritizing longevity in leasehold properties. Moreover, the absence of price fluctuation from the baseline signals a balanced demand and supply scenario in the area, further enhancing the investment potential of this asset. As the market continues to evolve, the stability observed in this valuation positions it as a noteworthy opportunity for both homebuyers and investors looking for reliable returns in the HDB sector.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.