Happy Avenue East, Macpherson, Central Region, Singapore
$4,650,000
* Freehold, large 2-storey inter-terrace land 2070sqft approx * Walk abt 8min to Mattar MRT (DT line) * Original, well-kept, can do own renovation * Frontage abt 7m wide * No shared wall with back neighbour, have footpath behind * Level 1: 2 rooms (bedroom+large utility) * Level 2: 3 rooms +extended room on upper level * Generous room sizes * Can park 1 car inside & have space for sitting area/small garden * Living room can be extended to make it larger * Sell vacant possession, no extension of stay required * Short walk to Aljunied Park & playground, coffeeshop eateries * Within 1km to Canosaa Catholic Pri, Cedar Pri Sch * Between 1-2km to St Andrew’s Sch (Junior), Geylang Methodist Pri, Maris Stella High Sch, Bendemeer Pri * Easy access to major expressways For enquiries, do contact Chris Low LT @ 9877XXXX :) Disclaimer: All figures including land size, built-up area stated are based on approximate measurements and are subject to final survey and shall not form part of any offer or contract or constitute any warranty by the salesperson and shall not be regarded as statements or representations of facts. The information is provided solely on a goodwill basis and does not relieve parties of their full responsibility to verify the information or seek advice from relevant professionals such as valuers, financial advisers and lawyers.
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Total Transactions
3
Average Price
S4.8M
Total Value
S14.3M
Calculating fair value from URA transaction data…
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Automated Valuation based on 52 URA transactions
Fair Value
S$5.44M
S$1,783 psf
Asking Price
S$4.65M
S$2,246 psf
vs Market
-14.5%
vs Last Done
+19.7%
Tenure
Freehold
No lease decay
Confidence
High
52 comps
Nearest MRT
Mattar
346m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
52 comparable transactions
S$1,573
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,783
Recent Comparable Transactions
10 shown · 52 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SALLIM ROAD Floor - | 4,183sqft | S$7,850,000 | ▲S$1,877 +5.3% vs FV | Freehold |
Aug 2025 | SALLIM ROAD Floor - | 4,183sqft | S$7,850,000 | ▲S$1,877 +5.3% vs FV | Freehold |
Aug 2025 | SALLIM ROAD Floor - | 3,659sqft | S$6,960,000 | ▲S$1,902 +6.7% vs FV | Freehold |
Aug 2025 | SALLIM ROAD Floor - | 4,183sqft | S$7,850,000 | ▲S$1,877 +5.3% vs FV | Freehold |
Aug 2025 | SALLIM ROAD Floor - | 3,659sqft | S$6,960,000 | ▲S$1,902 +6.7% vs FV | Freehold |
Apr 2025 | JALAN MAWAR Floor - | 4,720sqft | S$5,300,000 | ▼S$1,123 -37.0% vs FV | Freehold |
Apr 2025 | JALAN MAWAR Floor - | 4,720sqft | S$5,300,000 | ▼S$1,123 -37.0% vs FV | Freehold |
Feb 2025 | JALAN MELOR Floor - | 2,395sqft | S$4,550,000 | ▲S$1,900 +6.6% vs FV | Freehold |
Feb 2025 | JALAN MELOR Floor - | 2,395sqft | S$4,550,000 | ▲S$1,900 +6.6% vs FV | Freehold |
Oct 2024 | JALAN CHENGKEK Floor - | 2,810sqft | S$4,530,000 | ▼S$1,612 -9.6% vs FV | Freehold |
Sep 2024 | JALAN MELOR Floor - | 5,400sqft | S$7,650,000 | ▼S$1,417 -20.5% vs FV | Freehold |
SALLIM ROAD
Aug 2025 · Floor -
+5.3% vs FV
SALLIM ROAD
Aug 2025 · Floor -
+5.3% vs FV
SALLIM ROAD
Aug 2025 · Floor -
+6.7% vs FV
SALLIM ROAD
Aug 2025 · Floor -
+5.3% vs FV
SALLIM ROAD
Aug 2025 · Floor -
+6.7% vs FV
JALAN MAWAR
Apr 2025 · Floor -
-37.0% vs FV
JALAN MAWAR
Apr 2025 · Floor -
-37.0% vs FV
JALAN MELOR
Feb 2025 · Floor -
+6.6% vs FV
JALAN MELOR
Feb 2025 · Floor -
+6.6% vs FV
JALAN CHENGKEK
Oct 2024 · Floor -
-9.6% vs FV
JALAN MELOR
Sep 2024 · Floor -
-20.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.