168 Stirling Road 141168, Mei Chin, Central Region, Singapore
$350,000

-Exclusive listing. -Spacious 3 room flat. No odd shapes. -Bright and windy. North-South orientation. -Unit is in well maintained condition. -3 months extension required. -Walking distance to Queenstown MRT station, Anchorpoint, IKEA Alexandra and Queensway Shopping Centre. -With supermarket, coffee shops and clinic within the estate. -4 primary schools within 1 or 2 km. -Arrange for viewing with Luvianne Pang at 9005XXXX. Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • After Queenstown Neighbourhood Police Post Headquarters (119 m) - 2 mins walk • Blk 166 (133 m) - 2 mins walk • Tiong Ghee Temple (180 m) - 3 mins walk • 4 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • FairPrice - Stirling Road (99 m) - 2 mins walk • Good Year Supermarket (102 m) - 2 mins walk • FairPrice Stirling Road (112 m) - 2 mins walk • 4 more walking distance grocery stores within 500 m ⭑ Nearby Schools • V21 Learning Hub (298 m) - 5 mins walk • Tah Li Electronics Pte School (1986) (373 m) - 6 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Alexandra Hill East Neighbourhood Park (782 m) - 6 mins drive • Rumah Tinggi Eco Park (832 m) - 7 mins drive • Kids Playground (849 m) - 6 mins drive • 4 more parks within 1 km
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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 4 HDB resale transactions (data.gov.sg)
Fair Value
S$222,300
S$344 psf
Asking Price
S$350,000
S$542 psf
vs Market
+57.4%
vs Last Done
-2.7%
Tenure
43 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
4 comps
Nearest MRT
Queenstown
569m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$549
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.614
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$344
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 168 STIRLING RD Floor 07 TO 09 | 646sqft | S$360,000 | ▲S$557 +61.9% vs FV | 99yr from 1971 |
May 2026 | Blk 168 STIRLING RD Floor 07 TO 09 | 646sqft | S$360,000 | ▲S$557 +61.9% vs FV | 99yr from 1971 |
Apr 2026 | Blk 168 STIRLING RD Floor 10 TO 12 | 646sqft | S$375,000 | ▲S$581 +68.9% vs FV | 99yr from 1971 |
Jul 2025 | Blk 168 STIRLING RD Floor 01 TO 03 | 646sqft | S$343,800 | ▲S$532 +54.7% vs FV | 99yr from 1971 |
Dec 2024 | Blk 168 STIRLING RD Floor 04 TO 06 | 646sqft | S$340,000 | ▲S$526 +52.9% vs FV | 99yr from 1971 |
Blk 168 STIRLING RD
May 2026 · Floor 07 TO 09
+61.9% vs FV
Blk 168 STIRLING RD
May 2026 · Floor 07 TO 09
+61.9% vs FV
Blk 168 STIRLING RD
Apr 2026 · Floor 10 TO 12
+68.9% vs FV
Blk 168 STIRLING RD
Jul 2025 · Floor 01 TO 03
+54.7% vs FV
Blk 168 STIRLING RD
Dec 2024 · Floor 04 TO 06
+52.9% vs FV
HELIOS AI Analysis
In the dynamic real estate landscape of Singapore, the valuation of a 3-room HDB unit in Queenstown, with a remaining lease of 43 years, presents a nuanced picture of the market. The estimated value of $222,300, equating to $344 PSF, indicates a significant premium over the baseline market value, showcasing a remarkable 57.4% above-market signal. This considerable markup suggests that the property is positioned within a highly competitive segment of the market, likely driven by factors such as location desirability, proximity to amenities, and future growth potential in the Queenstown area.
However, it is critical to note that the model confidence for this valuation is categorized as low, stemming from a limited dataset comprising only four recent HDB resale transactions in the vicinity. This scarcity of comparable sales further complicates the valuation process, highlighting the inherent volatility and risk associated with properties exhibiting such significant price premiums. Investors and homeowners should approach this valuation with caution, weighing the implications of the remaining lease against the market dynamics that currently influence the HDB landscape in Queenstown.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.