South Buona Vista Road, Pasir Panjang 2, Central Region, Singapore
$1,500 /month
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Total Transactions
69
Average Price
S1.5M
Total Value
S101.4M
Calculating fair value from URA transaction data…


License: L3007139C
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Estimated sale value based on 58 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$98,857
S$659 psf
Asking Price
S$1,500
S$10 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
97 yrs
99-year Leasehold · Balance remaining
Confidence
High
58 comps
Nearest MRT
Pasir Panjang
517m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
58 comparable transactions
S$615
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$659
Recent Comparable Transactions
10 shown · 58 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 28 HOY FATT RD Floor 13 TO 15 | 506sqft | S$260,000 | ▼S$514 -22.0% vs FV | 99yr from 1967 |
Mar 2026 | Blk 28 HOY FATT RD Floor 13 TO 15 | 506sqft | S$260,000 | ▼S$514 -22.0% vs FV | 99yr from 1967 |
Mar 2026 | Blk 30 JLN KLINIK Floor 04 TO 06 | 527sqft | S$290,000 | ▼S$550 -16.5% vs FV | 99yr from 1969 |
Mar 2026 | Blk 48 LOWER DELTA RD Floor 10 TO 12 | 452sqft | S$276,000 | ▼S$611 -7.3% vs FV | 99yr from 1970 |
Feb 2026 | Blk 34 JLN BT HO SWEE Floor 01 TO 03 | 549sqft | S$255,000 | ▼S$465 -29.4% vs FV | 99yr from 1971 |
Feb 2026 | Blk 28 JLN BT MERAH Floor 04 TO 06 | 506sqft | S$255,000 | ▼S$504 -23.5% vs FV | 99yr from 1967 |
Jan 2026 | Blk 36 BEO CRES Floor 01 TO 03 | 581sqft | S$278,000 | ▼S$478 -27.5% vs FV | 99yr from 1971 |
Dec 2025 | Blk 28 JLN BT MERAH Floor 07 TO 09 | 506sqft | S$280,000 | ▼S$553 -16.1% vs FV | 99yr from 1967 |
Dec 2025 | Blk 28 JLN KLINIK Floor 04 TO 06 | 527sqft | S$285,000 | ▼S$540 -18.1% vs FV | 99yr from 1969 |
Dec 2025 | Blk 48 LOWER DELTA RD Floor 10 TO 12 | 463sqft | S$298,888 | ▼S$646 -2.0% vs FV | 99yr from 1970 |
Nov 2025 | Blk 30 JLN KLINIK Floor 04 TO 06 | 527sqft | S$290,000 | ▼S$550 -16.5% vs FV | 99yr from 1969 |
Blk 28 HOY FATT RD
Mar 2026 · Floor 13 TO 15
-22.0% vs FV
Blk 28 HOY FATT RD
Mar 2026 · Floor 13 TO 15
-22.0% vs FV
Blk 30 JLN KLINIK
Mar 2026 · Floor 04 TO 06
-16.5% vs FV
Blk 48 LOWER DELTA RD
Mar 2026 · Floor 10 TO 12
-7.3% vs FV
Blk 34 JLN BT HO SWEE
Feb 2026 · Floor 01 TO 03
-29.4% vs FV
Blk 28 JLN BT MERAH
Feb 2026 · Floor 04 TO 06
-23.5% vs FV
Blk 36 BEO CRES
Jan 2026 · Floor 01 TO 03
-27.5% vs FV
Blk 28 JLN BT MERAH
Dec 2025 · Floor 07 TO 09
-16.1% vs FV
Blk 28 JLN KLINIK
Dec 2025 · Floor 04 TO 06
-18.1% vs FV
Blk 48 LOWER DELTA RD
Dec 2025 · Floor 10 TO 12
-2.0% vs FV
Blk 30 JLN KLINIK
Nov 2025 · Floor 04 TO 06
-16.5% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 Room unit situated in the sought-after Bukit Merah area, with a remaining lease of 97 years, stands at an estimated value of $98,857, translating to a price per square foot of $659. This valuation indicates a market equilibrium, as evidenced by the 0% difference from the baseline, reflecting a stable pricing environment characterized by a balanced supply and demand dynamic. Such consistency suggests that the property is well-positioned within its market segment, appealing to both first-time buyers and investors looking for solid long-term value.
Our confidence in this valuation is underscored by a robust analysis of 58 recent HDB resale transactions in the vicinity, which provides a comprehensive data set for comparative assessment. The high model confidence rating further reinforces the reliability of this valuation, suggesting that the current market conditions are favorable for the HDB segment in Bukit Merah. As urban development and regeneration efforts continue to unfold in Singapore, properties with substantial remaining leases, like this unit, are poised to benefit from sustained interest and potential appreciation in value over time.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.