Taman Mas Merah, Clementi Central, West Region, Singapore
$12,488,888

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Total Transactions
1
Average Price
S2.7M
Total Value
S2.7M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 23 HDB resale transactions (data.gov.sg)
Fair Value
S$4.71M
S$704 psf
Asking Price
S$12.49M
S$2,514 psf
vs Market
+165.0%
vs Last Done
+255.1%
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
23 comps
Nearest MRT
Clementi
774m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
23 comparable transactions
S$657
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$704
Recent Comparable Transactions
10 shown · 23 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 116 CLEMENTI ST 13 Floor 10 TO 12 | 1,604sqft | S$1,135,000 | ▲S$708 +0.6% vs FV | 99yr from 1984 |
Mar 2026 | Blk 116 CLEMENTI ST 13 Floor 10 TO 12 | 1,604sqft | S$1,135,000 | ▲S$708 +0.6% vs FV | 99yr from 1984 |
Jan 2026 | Blk 110 CLEMENTI ST 13 Floor 01 TO 03 | 1,711sqft | S$1,160,000 | ▼S$678 -3.7% vs FV | 99yr from 1984 |
Dec 2025 | Blk 116 CLEMENTI ST 13 Floor 04 TO 06 | 1,572sqft | S$1,070,000 | ▼S$681 -3.3% vs FV | 99yr from 1984 |
Aug 2025 | Blk 115 CLEMENTI ST 13 Floor 04 TO 06 | 1,582sqft | S$1,130,000 | ▲S$714 +1.4% vs FV | 99yr from 1985 |
Jul 2025 | Blk 363 CLEMENTI AVE 2 Floor 04 TO 06 | 1,755sqft | S$1,148,000 | ▼S$654 -7.1% vs FV | 99yr from 1978 |
Jul 2025 | Blk 115 CLEMENTI ST 13 Floor 01 TO 03 | 1,604sqft | S$1,010,000 | ▼S$630 -10.5% vs FV | 99yr from 1985 |
Jul 2025 | Blk 115 CLEMENTI ST 13 Floor 01 TO 03 | 1,572sqft | S$980,000 | ▼S$624 -11.4% vs FV | 99yr from 1985 |
Jun 2025 | Blk 206 CLEMENTI AVE 6 Floor 01 TO 03 | 1,658sqft | S$1,033,000 | ▼S$623 -11.5% vs FV | 99yr from 1985 |
Apr 2025 | Blk 206 CLEMENTI AVE 6 Floor 04 TO 06 | 1,615sqft | S$1,008,000 | ▼S$624 -11.4% vs FV | 99yr from 1985 |
Apr 2025 | Blk 206 CLEMENTI AVE 6 Floor 10 TO 12 | 1,593sqft | S$1,070,000 | ▼S$672 -4.5% vs FV | 99yr from 1985 |
Blk 116 CLEMENTI ST 13
Mar 2026 · Floor 10 TO 12
+0.6% vs FV
Blk 116 CLEMENTI ST 13
Mar 2026 · Floor 10 TO 12
+0.6% vs FV
Blk 110 CLEMENTI ST 13
Jan 2026 · Floor 01 TO 03
-3.7% vs FV
Blk 116 CLEMENTI ST 13
Dec 2025 · Floor 04 TO 06
-3.3% vs FV
Blk 115 CLEMENTI ST 13
Aug 2025 · Floor 04 TO 06
+1.4% vs FV
Blk 363 CLEMENTI AVE 2
Jul 2025 · Floor 04 TO 06
-7.1% vs FV
Blk 115 CLEMENTI ST 13
Jul 2025 · Floor 01 TO 03
-10.5% vs FV
Blk 115 CLEMENTI ST 13
Jul 2025 · Floor 01 TO 03
-11.4% vs FV
Blk 206 CLEMENTI AVE 6
Jun 2025 · Floor 01 TO 03
-11.5% vs FV
Blk 206 CLEMENTI AVE 6
Apr 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 206 CLEMENTI AVE 6
Apr 2025 · Floor 10 TO 12
-4.5% vs FV
HELIOS AI Analysis
The subject property, an Executive HDB located in the highly sought-after Clementi area, boasts a remaining lease of 96 years, positioning it as an attractive investment for potential buyers. With an estimated value of $4,713,486, translating to $704 per square foot (PSF), this valuation signifies a strong demand for larger HDB units in this well-established residential enclave. The premium price reflects not just the property’s substantial living space but also its strategic location, which is further enhanced by nearby amenities and excellent transport links.
The current market signal reveals that this HDB unit is priced above the prevailing market average, with a notable 165% difference from the baseline. This premium can be attributed to various factors including the area's desirability, recent infrastructural developments, and the overall scarcity of executive HDBs in the vicinity. Supported by a robust model confidence level, derived from an analysis of 23 recent HDB resale transactions in the locality, this valuation underscores the strength of the Clementi real estate market. Buyers seeking long-term value and stability in their property investments will find this offering particularly compelling.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.