






⭐️ Call or WhatsApp Chen Yang at 9754*922O for an exclusive showing TOP: July 2025 Highlights: - 8 bedrooms - 20m private pool - Smart home system - Solar Panels - Luxury parking basement - Double Volume living hall - Outdoor Terrace - Alfresco Dining - Dry and Wet Kitchen - Elevated ground Area Nearby: Phillips Avenue / Parry Avenue / Serangoon Gardens / Yio Chu Kang / Rosyth / Palm Grove Avenue / Hoe Chuan Avenue / Chepstow Close / Brighton Avenue / Litchfield Road / Lorong Chuan / Kovan
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Total Transactions
22
Average Price
S4.0M
Total Value
S88.9M
Calculating fair value from URA transaction data…
Automated Valuation based on 2528 URA transactions · 42 outliers removed (IQR)
Fair Value
S$193.10M
S$1,609 psf
Asking Price
S$12.50M
S$105 psf
vs Market
-93.5%
Confidence
High
2528 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2528 comparable transactions
S$1,547
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,609
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | TERRASSE LANE | 850 | S$1,355,000 | S$1,593 |
| 2025-08 | ROBEY CRESCENT | 517 | S$795,000 | S$1,539 |
| 2025-08 | POH HUAT ROAD WEST | 1,496 | S$1,818,000 | S$1,215 |
| 2025-08 | PARK VILLAS GREEN | 3,142 | S$3,600,000 | S$1,146 |
| 2025-08 | SERANGOON NORTH VIEW | 452 | S$830,000 | S$1,836 |
Showing 5 most recent transactions from 2528 total comparables used in valuation.
HELIOS AI-Detected Boosters
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.