The undervalued-projects screen
TL;DR
- We build a fair value for every condo the way a buyer actually compares: strip out lease decay, size, floor, age and building type, then benchmark it against the condos nearest to it on the map, of the same era — not a district average. A unit’s residual — how far it sits below its actual neighbours — is the screen.
- 95 full-facility condominiums trade more than 8% below their nearest same-era peers. The map shows where they cluster; the table lists them.
- This is a lead, not a verdict. A below-model price often reflects something real the model can’t see — large balconies you pay $psf on, a poor facing, tired maintenance, heavy nearby supply, or a short lease. The screen tells you where to look; you still have to find out why.
- Best for: building a shortlist of projects to investigate — then confirming each with the project page, a viewing and the numbers.
528
condos screened
94
below fair value (8%+, graded A/B)
0.87
model R² (fit)
D23
most candidates (14)
Does this screen actually work? We backtested it across every cooling-measure cycle.
Using the full 2009–2026 history, we re-ran the model at five past moments — each time flagging the projects then trading below their neighbours, then watching the next ~2–3 years. This spans the GFC recovery, the 2011 & 2013 ABSD, the 2013 TDSR, the 2018 ABSD, COVID and the 2021–2023 rounds (dates from MAS/MND/IRAS). Across all of it, flagged-cheap projects out-grew their fairly-priced neighbours 62% of the time (+2.0pp median), and the screen beat a coin-flip in 4 of 5 cycles. The hedonic itself is estimated on 181,906 transactions and generalises out-of-sample (0.87 out-of-fold R²).
62%flagged out-grew peers (all cycles)
+2.0ppmedian extra growth
4/5cycles beating 50%
786flags tested
| Market regime | Window | Precision | Extra growth | Flags |
|---|---|---|---|---|
| GFC recovery → first ABSD | 2009-2011→2014 | 68% | +3.7pp | 172 |
| 2013 TDSR & ABSD downturn | 2012-2014→2017 | 65% | +1.6pp | 99 |
| 2017 easing → 2018 ABSD | 2015-2017→2020 | 47% | -0.4pp | 125 |
| COVID → 2021/22 rounds | 2018-2020→2023 | 62% | +1.7pp | 185 |
| 2023 ABSD | 2021-2023→2026 | 64% | +2.0pp | 205 |
$psf growth relative to same-era neighbours within 2 km, scored with no look-ahead. The one weak cycle (2015–2020) was a broadly flat/declining market, where “cheap” projects didn’t differentially recover — the screen works best in normal or recovering markets. Evidence the method has worked, not a guarantee for any one project or of future returns. See the full track record ›
Where the value is — by district
Each district is shaded by how many screened condos trade below fair value inside it — darker means more candidates. Hover a district for its count; click to explore it.
Undervalued full-facility condos, by district
fewermore candidates
Read the map carefully: a darker district isn’t “cheaper” — every project here is already scored against its own nearest neighbours, not the district. A darker area simply holds more individual projects priced below their immediate peers. Prime districts (D9–11) and large-supply suburbs (D19, D23) both feature, for different reasons: older leasehold stock beside newer launches, and heavy competing supply.
Projects trading below fair value
The 94 flags in the screen universe (full-facility condominiums, ≥50 units, ≥6 storeys, lease ≥60 years), ordered by evidence then gap. “Below model” is how far each trades under its nearest same-era neighbours. The Evidence grade — A strong, B thinner — reflects how many sales and peers back the estimate and how big the gap is versus the noise, so a solid lead never sits below a noisy one. Click any project to see how its gap is worked out.
| # | Project | Dist | Below model | Evidence | Built | Units | Resales |
|---|---|---|---|---|---|---|---|
| 1 | › Chestervale EC 70-yr lease | D23 | -32% | A | 1999 | 396 | 52 |
Model fair value $1,530psf → Last 12 months · 52 sales $1,044psf -32% ±3%, grade A Chestervale trades about 32% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -27% — that net figure is the real signal. How resale ECs compare › District D23 · Bukit Batok · Choa Chu Kang To MRT ~293 m Height 18 storeys Built 1999 Units 396 Tenure 70-yr lease Similar condos nearby — and where Chestervale sits Cashew Heights Condominium · 990m $1,666 Hazel Park Condominium · 1,124m $1,737 Glendale Park · 1,917m $1,782 Chestervale $1,044 Why it’s priced below its neighbours — approximate breakdown Building height +3% Tenure -1% Unexplained — the signal -32% Also check: 70-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 2 | › Cityscape @Farrer Park balcony-era freehold | D8 | -24% | A | 2014 | 250 | 68 |
Model fair value $2,271psf → Last 12 months · 68 sales $1,718psf -24% ±3%, grade A Cityscape @Farrer Park trades about 24% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 24% gap, about 2 pts is the wider neighbourhood trading soft and 23 pts is Cityscape @Farrer Park specifically — mostly a project-specific discount. District D8 · Little India · Farrer Park To MRT ~712 m Height 30 storeys Built 2014 Units 250 Tenure Freehold Similar condos nearby — and where Cityscape @Farrer Park sits Montebleu · 661m $1,982 Soleil @ Sinaran · 724m $2,247 Thomson Euro-Asia · 768m $2,571 Cityscape @Farrer Park $1,718 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +3% Building height +2% Unexplained — the signal -24% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 3 | › The Legend freehold | D10 | -22% | A | 1996 | 98 | 17 |
Model fair value $2,599psf → 5-yr median · 17 sales $2,014psf -22% ±3%, grade A The Legend trades about 22% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D10 · Bukit Timah · Holland To MRT ~423 m Height 17 storeys Built 1996 Units 98 Tenure Freehold Similar condos nearby — and where The Legend sits Pinewood Gardens · 235m $2,277 Balmoral Hills · 296m $2,699 Palm Spring · 367m $2,321 The Legend $2,014 Why it’s priced below its neighbours — approximate breakdown Unexplained — the signal -22% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 4 | › Regent Heights 68-yr lease | D23 | -20% | A | 1999 | 645 | 134 |
Model fair value $1,351psf → Last 12 months · 134 sales $1,075psf -20% ±2%, grade A Regent Heights trades about 20% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 20% gap, about 3 pts is the wider neighbourhood trading soft and 18 pts is Regent Heights specifically — mostly a project-specific discount. District D23 · Bukit Batok · Choa Chu Kang To MRT ~806 m Height 29 storeys Built 1999 Units 645 Tenure 68-yr lease Similar condos nearby — and where Regent Heights sits Hillview Residence · 656m $1,584 The Jade · 873m $1,423 Hillbrooks · 1,031m $1,559 Regent Heights $1,075 Why it’s priced below its neighbours — approximate breakdown Unit size +2% Building height +5% Tenure -1% Unexplained — the signal -20% Also check: 68-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 5 | › Beacon Heights balcony-era freehold | D12 | -19% | A | 2012 | 212 | 51 |
Model fair value $1,976psf → Last 12 months · 51 sales $1,601psf -19% ±3%, grade A Beacon Heights trades about 19% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 19% gap, about 2 pts is the wider neighbourhood trading soft and 17 pts is Beacon Heights specifically — mostly a project-specific discount. District D12 · Toa Payoh · Balestier To MRT ~785 m Height 27 storeys Built 2012 Units 212 Tenure Freehold Similar condos nearby — and where Beacon Heights sits One St Michael'S · 331m $1,925 Eight Riversuites · 584m $1,889 One Leicester · 671m $1,892 Beacon Heights $1,601 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +1% Unit size +2% Building height +2% Unexplained — the signal -19% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 6 | › Central Grove 70-yr lease | D14 | -17% | A | 2001 | 262 | 49 |
Model fair value $1,698psf → Last 12 months · 49 sales $1,402psf -17% ±2%, grade A Central Grove trades about 17% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 17% gap, about 1 pts is the wider neighbourhood trading soft and 16 pts is Central Grove specifically — mostly a project-specific discount. District D14 · Geylang · Eunos To MRT ~170 m Height 18 storeys Built 2001 Units 262 Tenure 70-yr lease Similar condos nearby — and where Central Grove sits Dakota Residences · 1,136m $2,063 Waterbank At Dakota · 1,177m $1,986 Butterworth 8 · 1,272m $2,038 Central Grove $1,402 Why it’s priced below its neighbours — approximate breakdown Tenure -1% Unexplained — the signal -17% Also check: 70-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 7 | › Kingsford Hillview Peak balcony-era 85-yr lease | D23 | -17% | A | 2017 | 512 | 112 |
Model fair value $1,787psf → Last 12 months · 112 sales $1,489psf -17% ±5%, grade A Kingsford Hillview Peak trades about 17% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D23 · Bukit Batok · Choa Chu Kang To MRT ~401 m Height 26 storeys Built 2017 Units 512 Tenure 85-yr lease Similar condos nearby — and where Kingsford Hillview Peak sits Hillvista · 562m $1,799 The Skywoods · 705m $1,734 The Lanai · 1,052m $1,673 Kingsford Hillview Peak $1,489 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +5% Unit size +3% Building height +2% Unexplained — the signal -17% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 8 | › Parc Vera balcony-era 83-yr lease | D19 | -16% | A | 2014 | 452 | 95 |
Model fair value $1,851psf → Last 12 months · 95 sales $1,549psf -16% ±2%, grade A Parc Vera trades about 16% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D19 · Serangoon · Hougang To MRT ~395 m Height 18 storeys Built 2014 Units 452 Tenure 83-yr lease Similar condos nearby — and where Parc Vera sits The Tembusu · 664m $1,986 Kovan Regency · 1,052m $2,049 Kovan Residences · 1,116m $1,895 Parc Vera $1,549 Why it’s priced below its neighbours — approximate breakdown Unit size +2% Unexplained — the signal -16% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 9 | › Cherryhill freehold | D19 | -16% | A | 1994 | 163 | 18 |
Model fair value $1,905psf → 5-yr median · 18 sales $1,595psf -16% ±4%, grade A Cherryhill trades about 16% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D19 · Serangoon · Hougang To MRT ~471 m Height 10 storeys Built 1994 Units 163 Tenure Freehold Similar condos nearby — and where Cherryhill sits Sunglade · 798m $1,714 Kovan Melody · 1,299m $1,797 The Springbloom · 1,498m $1,651 Cherryhill $1,595 Why it’s priced below its neighbours — approximate breakdown Building height -3% Unexplained — the signal -16% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 10 | › Sophia Residence balcony-era freehold | D9 | -16% | A | 2014 | 272 | 40 |
Model fair value $2,481psf → Last 12 months · 40 sales $2,082psf -16% ±2%, grade A Sophia Residence trades about 16% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D9 · Orchard · River Valley To MRT ~360 m Height 14 storeys Built 2014 Units 272 Tenure Freehold Similar condos nearby — and where Sophia Residence sits The Imperial · 1,011m $2,574 Cairnhill Crest · 1,235m $2,427 The Metz · 1,306m $2,664 Sophia Residence $2,082 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +3% Building height -3% Unexplained — the signal -16% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 11 | › 368 Thomson balcony-era freehold | D11 | -16% | A | 2014 | 157 | 38 |
Model fair value $2,201psf → Last 12 months · 38 sales $1,850psf -16% ±3%, grade A 368 Thomson trades about 16% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 16% gap, about 2 pts is the wider neighbourhood trading soft and 15 pts is 368 Thomson specifically — mostly a project-specific discount. District D11 · Newton · Novena To MRT ~767 m Height 34 storeys Built 2014 Units 157 Tenure Freehold Similar condos nearby — and where 368 Thomson sits Trellis Towers · 424m $2,143 Pavilion 11 · 742m $2,171 Soleil @ Sinaran · 909m $2,247 368 Thomson $1,850 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +3% Unit size +3% Building height +2% Unexplained — the signal -16% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 12 | › Nineteen Shelford Road freehold | D11 | -16% | A | 1997 | 256 | 40 |
Model fair value $2,401psf → Last 12 months · 40 sales $2,018psf -16% ±3%, grade A Nineteen Shelford Road trades about 16% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D11 · Newton · Novena To MRT ~432 m Height 10 storeys Built 1997 Units 256 Tenure Freehold Similar condos nearby — and where Nineteen Shelford Road sits Sommerville Grandeur · 1,368m $2,253 The Levelz · 1,693m $2,005 Sommerville Park · 1,886m $2,268 Nineteen Shelford Road $2,018 Why it’s priced below its neighbours — approximate breakdown Unit size +4% Building height -3% Unexplained — the signal -16% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 13 | › Cube 8 balcony-era freehold | D11 | -15% | A | 2013 | 177 | 36 |
Model fair value $2,362psf → Last 12 months · 36 sales $2,004psf -15% ±3%, grade A Cube 8 trades about 15% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 15% gap, about 1 pts is the wider neighbourhood trading soft and 14 pts is Cube 8 specifically — mostly a project-specific discount. District D11 · Newton · Novena To MRT ~693 m Height 35 storeys Built 2013 Units 177 Tenure Freehold Similar condos nearby — and where Cube 8 sits Trellis Towers · 346m $2,143 Pavilion 11 · 860m $2,171 Soleil @ Sinaran · 1,064m $2,247 Cube 8 $2,004 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +2% Unit size +3% Building height +2% Unexplained — the signal -15% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 14 | › Cityvista Residences balcony-era freehold boutique | D9 | -14% | A | 2010 | 70 | 22 |
Model fair value $2,460psf → Last 12 months · 22 sales $2,104psf -14% ±2%, grade A Cityvista Residences trades about 14% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D9 · Orchard · River Valley To MRT ~356 m Height 19 storeys Built 2010 Units 70 Tenure Freehold Similar condos nearby — and where Cityvista Residences sits Scotts 28 · 305m $2,331 Cairnhill Crest · 401m $2,427 Draycott Eight · 649m $2,208 Cityvista Residences $2,104 Why it’s priced below its neighbours — approximate breakdown Unit size -5% Unexplained — the signal -14% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 15 | › Spottiswoode Residences balcony-era freehold | D2 | -14% | A | 2013 | 351 | 71 |
Model fair value $2,746psf → Last 12 months · 71 sales $2,353psf -14% ±2%, grade A Spottiswoode Residences trades about 14% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 14% gap, about 2 pts is the wider neighbourhood trading soft and 12 pts is Spottiswoode Residences specifically — mostly a project-specific discount. District D2 · Tanjong Pagar · Anson To MRT ~268 m Height 36 storeys Built 2013 Units 351 Tenure Freehold Similar condos nearby — and where Spottiswoode Residences sits The Regency At Tiong Bahru · 1,011m $2,536 Emerald Garden · 1,278m $2,291 Meraprime · 1,651m $2,180 Spottiswoode Residences $2,353 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +2% Unit size +5% Building height +2% Unexplained — the signal -14% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 16 | › Queens Peak 88-yr lease | D3 | -14% | A | 2020 | 736 | 196 |
Model fair value $2,647psf → Last 12 months · 196 sales $2,272psf -14% ±4%, grade A Queens Peak trades about 14% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 14% gap, about 3 pts is the wider neighbourhood trading soft and 11 pts is Queens Peak specifically — mostly a project-specific discount. District D3 · Tiong Bahru · Queenstown To MRT ~107 m Height 43 storeys Built 2020 Units 736 Tenure 88-yr lease Similar condos nearby — and where Queens Peak sits The Crest · 1,374m $2,046 The Interlace · 1,420m $1,710 Principal Garden · 1,771m $2,194 Queens Peak $2,272 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +13% Unit size +5% Building height +3% Tenure -3% Unexplained — the signal -14% Also check: 88-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 17 | › Hillview Regency 73-yr lease | D23 | -14% | A | 2006 | 572 | 115 |
Model fair value $1,412psf → Last 12 months · 115 sales $1,214psf -14% ±2%, grade A Hillview Regency trades about 14% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 14% gap, about 3 pts is the wider neighbourhood trading soft and 12 pts is Hillview Regency specifically — mostly a project-specific discount. District D23 · Bukit Batok · Choa Chu Kang To MRT ~1,107 m Height 25 storeys Built 2006 Units 572 Tenure 73-yr lease Similar condos nearby — and where Hillview Regency sits Hillview Residence · 446m $1,584 The Lanai · 478m $1,673 Hillbrooks · 833m $1,559 Hillview Regency $1,214 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -1% Building height +5% Tenure -1% Unexplained — the signal -14% Also check: 73-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 18 | › Marina Bay Suites balcony-era 80-yr lease | D1 | -14% | A | 2013 | 221 | 53 |
Model fair value $2,316psf → Last 12 months · 53 sales $1,992psf -14% ±4%, grade A Marina Bay Suites trades about 14% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 14% gap, about 3 pts is the wider neighbourhood trading soft and 12 pts is Marina Bay Suites specifically — mostly a project-specific discount. District D1 · Raffles Place · Marina To MRT ~126 m Height 60 storeys Built 2013 Units 221 Tenure 80-yr lease Similar condos nearby — and where Marina Bay Suites sits Marina Bay Residences · 326m $2,417 Emerald Garden · 644m $2,291 The Imperial · 1,944m $2,574 Marina Bay Suites $1,992 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +2% Unit size -1% Building height +5% Tenure -3% Unexplained — the signal -14% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 19 | › Fulcrum balcony-era freehold | D15 | -13% | A | 2016 | 128 | 29 |
Model fair value $2,581psf → Last 12 months · 29 sales $2,233psf -13% ±2%, grade A Fulcrum trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D15 · East Coast · Marine Parade To MRT ~175 m Height 21 storeys Built 2016 Units 128 Tenure Freehold Similar condos nearby — and where Fulcrum sits The Line @ Tanjong Rhu · 56m $2,473 The Belvedere · 359m $2,681 Riveredge · 407m $1,909 Fulcrum $2,233 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +4% Unit size +3% Unexplained — the signal -14% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 20 | › Jardin balcony-era freehold | D21 | -13% | A | 2012 | 140 | 36 |
Model fair value $2,394psf → Last 12 months · 36 sales $2,071psf -13% ±5%, grade A Jardin trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D21 · Clementi Park · Upp Bukit Timah To MRT ~426 m Height 9 storeys Built 2012 Units 140 Tenure Freehold Similar condos nearby — and where Jardin sits Floridian · 831m $2,535 The Nexus · 849m $2,443 The Cascadia · 951m $2,353 Jardin $2,071 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +3% Unit size -2% Building height -1% Unexplained — the signal -13% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 21 | › Orchard Scotts 74-yr lease | D9 | -13% | A | 2008 | 387 | 29 |
Model fair value $2,092psf → Last 12 months · 29 sales $1,818psf -13% ±2%, grade A Orchard Scotts trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D9 · Orchard · River Valley To MRT ~300 m Height 19 storeys Built 2008 Units 387 Tenure 74-yr lease Similar condos nearby — and where Orchard Scotts sits Scotts 28 · 392m $2,331 Cairnhill Crest · 455m $2,427 Residences @ Evelyn · 657m $2,540 Orchard Scotts $1,818 Why it’s priced below its neighbours — approximate breakdown Unit size -4% Tenure -1% Unexplained — the signal -13% Also check: 74-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 22 | › Emerald Park 64-yr lease | D3 | -13% | A | 1993 | 280 | 46 |
Model fair value $1,850psf → Last 12 months · 46 sales $1,608psf -13% ±3%, grade A Emerald Park trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D3 · Tiong Bahru · Queenstown To MRT ~386 m Height 14 storeys Built 1993 Units 280 Tenure 64-yr lease Similar condos nearby — and where Emerald Park sits Meraprime · 413m $2,180 Valley Park · 462m $2,284 Domain 21 · 585m $2,084 Emerald Park $1,608 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -1% Unit size +3% Building height -2% Tenure -1% Unexplained — the signal -13% Also check: 64-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 23 | › Guilin View 69-yr lease | D23 | -13% | A | 1999 | 655 | 101 |
Model fair value $1,391psf → Last 12 months · 101 sales $1,214psf -13% ±2%, grade A Guilin View trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 13% gap, about 5 pts is the wider neighbourhood trading soft and 8 pts is Guilin View specifically — mostly a project-specific discount. District D23 · Bukit Batok · Choa Chu Kang To MRT ~303 m Height 30 storeys Built 1999 Units 655 Tenure 69-yr lease Similar condos nearby — and where Guilin View sits Hillview Residence · 885m $1,584 The Jade · 894m $1,423 Hillbrooks · 1,139m $1,559 Guilin View $1,214 Why it’s priced below its neighbours — approximate breakdown Building height +6% Tenure -1% Unexplained — the signal -13% Also check: 69-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 24 | › Central View 71-yr lease | D19 | -13% | A | 2002 | 104 | 30 |
Model fair value $1,602psf → Last 12 months · 30 sales $1,400psf -13% ±3%, grade A Central View trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D19 · Serangoon · Hougang To MRT ~637 m Height 14 storeys Built 2002 Units 104 Tenure 71-yr lease Similar condos nearby — and where Central View sits Sunglade · 968m $1,714 Kovan Melody · 1,034m $1,797 Kovan Residences · 1,235m $1,895 Central View $1,400 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -2% Building height -1% Unexplained — the signal -13% Also check: 71-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 25 | › Oue Twin Peaks balcony-era 83-yr lease | D9 | -13% | A | 2015 | 462 | 78 |
Model fair value $2,561psf → Last 12 months · 78 sales $2,238psf -13% ±2%, grade A Oue Twin Peaks trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D9 · Orchard · River Valley To MRT ~488 m Height 35 storeys Built 2015 Units 462 Tenure 83-yr lease Similar condos nearby — and where Oue Twin Peaks sits Grange Infinite · 152m $3,025 Paterson Residence · 386m $2,885 Paterson Suites · 390m $2,790 Oue Twin Peaks $2,238 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +3% Unit size +4% Building height +2% Tenure -3% Unexplained — the signal -13% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 26 | › Ascentia Sky balcony-era 81-yr lease | D3 | -13% | A | 2013 | 373 | 103 |
Model fair value $2,325psf → Last 12 months · 103 sales $2,033psf -13% ±2%, grade A Ascentia Sky trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D3 · Tiong Bahru · Queenstown To MRT ~149 m Height 45 storeys Built 2013 Units 373 Tenure 81-yr lease Similar condos nearby — and where Ascentia Sky sits The Crest · 328m $2,046 Principal Garden · 667m $2,194 One Jervois · 884m $2,342 Ascentia Sky $2,033 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +2% Building height +3% Tenure -3% Unexplained — the signal -13% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 27 | › Tree House balcony-era 82-yr lease | D23 | -13% | A | 2013 | 429 | 94 |
Model fair value $1,799psf → Last 12 months · 94 sales $1,573psf -13% ±4%, grade A Tree House trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D23 · Bukit Batok · Choa Chu Kang To MRT ~462 m Height 24 storeys Built 2013 Units 429 Tenure 82-yr lease Similar condos nearby — and where Tree House sits Southaven Ii · 295m $1,698 The Raintree · 439m $1,497 Park Natura · 937m $1,715 Tree House $1,573 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +4% Building height +4% Tenure -3% Unexplained — the signal -13% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 28 | › Simsville 67-yr lease | D14 | -13% | A | 1998 | 522 | 49 |
Model fair value $1,677psf → Last 12 months · 49 sales $1,467psf -13% ±2%, grade A Simsville trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 13% gap, about 3 pts is the wider neighbourhood trading soft and 10 pts is Simsville specifically — mostly a project-specific discount. District D14 · Geylang · Eunos To MRT ~197 m Height 16 storeys Built 1998 Units 522 Tenure 67-yr lease Similar condos nearby — and where Simsville sits Butterworth 8 · 744m $2,038 Versilia On Haig · 812m $2,071 Dakota Residences · 1,244m $2,063 Simsville $1,467 Why it’s priced below its neighbours — approximate breakdown Tenure -1% Unexplained — the signal -12% Also check: 67-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 29 | › Vacanza @ East balcony-era freehold | D14 | -12% | A | 2014 | 473 | 120 |
Model fair value $1,868psf → Last 12 months · 120 sales $1,635psf -12% ±3%, grade A Vacanza @ East trades about 12% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D14 · Geylang · Eunos To MRT ~763 m Height 12 storeys Built 2014 Units 473 Tenure Freehold Similar condos nearby — and where Vacanza @ East sits Grosvenor View · 300m $1,556 The Heliconia · 659m $1,359 Waterfront Isle · 1,837m $1,726 Vacanza @ East $1,635 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +1% Unit size +3% Building height -2% Tenure +1% Unexplained — the signal -12% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 30 | › Okio balcony-era freehold | D12 | -12% | A | 2015 | 104 | 32 |
Model fair value $2,121psf → Last 12 months · 32 sales $1,858psf -12% ±3%, grade A Okio trades about 12% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 12% gap, about 4 pts is the wider neighbourhood trading soft and 9 pts is Okio specifically — mostly a project-specific discount. District D12 · Toa Payoh · Balestier To MRT ~981 m Height 17 storeys Built 2015 Units 104 Tenure Freehold Similar condos nearby — and where Okio sits Montebleu · 390m $1,982 Pavilion 11 · 621m $2,171 Soleil @ Sinaran · 925m $2,247 Okio $1,858 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +4% Unit size +9% Building height -1% Unexplained — the signal -12% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 31 | › The Pearl @ Mount Faber 75-yr lease | D4 | -12% | A | 2005 | 192 | 48 |
Model fair value $1,771psf → Last 12 months · 48 sales $1,556psf -12% ±4%, grade A The Pearl @ Mount Faber trades about 12% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D4 · Sentosa · HarbourFront To MRT ~607 m Height 10 storeys Built 2005 Units 192 Tenure 75-yr lease Similar condos nearby — and where The Pearl @ Mount Faber sits The Regency At Tiong Bahru · 1,438m $2,536 Meraprime · 1,888m $2,180 Skyline Residences · 1,924m $2,275 The Pearl @ Mount Faber $1,556 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -3% Building height -4% Tenure -1% Unexplained — the signal -12% Also check: 75-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 32 | › The Madeira 73-yr lease | D23 | -12% | A | 2003 | 456 | 71 |
Model fair value $1,410psf → Last 12 months · 71 sales $1,239psf -12% ±2%, grade A The Madeira trades about 12% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 12% gap, about 5 pts is the wider neighbourhood trading soft and 7 pts is The Madeira specifically — mostly a project-specific discount. District D23 · Bukit Batok · Choa Chu Kang To MRT ~268 m Height 28 storeys Built 2003 Units 456 Tenure 73-yr lease Similar condos nearby — and where The Madeira sits The Jade · 982m $1,423 Hillview Residence · 1,265m $1,584 The Lanai · 1,320m $1,673 The Madeira $1,239 Why it’s priced below its neighbours — approximate breakdown Building height +5% Unexplained — the signal -12% Also check: 73-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 33 | › D'Leedon balcony-era 83-yr lease | D10 | -12% | A | 2014 | 1703 | 424 |
Model fair value $2,404psf → Last 12 months · 424 sales $2,114psf -12% ±3%, grade A D'Leedon trades about 12% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D10 · Bukit Timah · Holland To MRT ~511 m Height 35 storeys Built 2014 Units 1703 Tenure 83-yr lease Similar condos nearby — and where D'Leedon sits The Levelz · 155m $2,005 Pollen & Bleu · 285m $2,177 Lush On Holland Hill · 725m $2,191 D'Leedon $2,114 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +3% Unit size +2% Building height +2% Tenure -3% Unexplained — the signal -12% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 34 | › Montrosa freehold | D23 | -12% | A | 1999 | 122 | 27 |
Model fair value $1,475psf → Last 12 months · 27 sales $1,299psf -12% ±2%, grade A Montrosa trades about 12% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 12% gap, about 3 pts is the wider neighbourhood trading soft and 9 pts is Montrosa specifically — mostly a project-specific discount. District D23 · Bukit Batok · Choa Chu Kang To MRT ~939 m Height 10 storeys Built 1999 Units 122 Tenure Freehold Similar condos nearby — and where Montrosa sits Hillview Residence · 135m $1,584 Hillbrooks · 356m $1,559 Hillvista · 496m $1,799 Montrosa $1,299 Why it’s priced below its neighbours — approximate breakdown Unexplained — the signal -12% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 35 | › Oasis @ Elias balcony-era 81-yr lease | D18 | -12% | A | 2011 | 388 | 95 |
Model fair value $1,363psf → Last 12 months · 95 sales $1,205psf -12% ±1%, grade A Oasis @ Elias trades about 12% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D18 · Tampines · Pasir Ris To MRT ~893 m Height 18 storeys Built 2011 Units 388 Tenure 81-yr lease Similar condos nearby — and where Oasis @ Elias sits Belysa · 401m $1,430 Livia · 452m $1,319 Ris Grandeur · 485m $1,338 Oasis @ Elias $1,205 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -2% Building height +2% Unexplained — the signal -12% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 36 | › Melville Park 65-yr lease | D18 | -11% | A | 1996 | 1232 | 241 |
Model fair value $1,096psf → Last 12 months · 241 sales $973psf -11% ±2%, grade A Melville Park trades about 11% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D18 · Tampines · Pasir Ris To MRT ~640 m Height 11 storeys Built 1996 Units 1232 Tenure 65-yr lease Similar condos nearby — and where Melville Park sits Changi Rise Condominium · 226m $1,164 Sunhaven · 417m $1,360 Changi Green · 515m $1,338 Melville Park $973 Why it’s priced below its neighbours — approximate breakdown Unit size +2% Unexplained — the signal -11% Also check: 65-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 37 | › The Arte balcony-era freehold | D12 | -11% | A | 2010 | 336 | 50 |
Model fair value $2,240psf → Last 12 months · 50 sales $1,991psf -11% ±3%, grade A The Arte trades about 11% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 11% gap, about 1 pts is the wider neighbourhood trading soft and 10 pts is The Arte specifically — mostly a project-specific discount. District D12 · Toa Payoh · Balestier To MRT ~726 m Height 32 storeys Built 2010 Units 336 Tenure Freehold Similar condos nearby — and where The Arte sits Trellis Towers · 260m $2,143 Pavilion 11 · 775m $2,171 Montebleu · 1,003m $1,982 The Arte $1,991 Why it’s priced below its neighbours — approximate breakdown Unit size -1% Building height +2% Unexplained — the signal -11% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 38 | › Hilltop Grove 69-yr lease | D23 | -11% | A | 2001 | 192 | 50 |
Model fair value $1,343psf → Last 12 months · 50 sales $1,197psf -11% ±2%, grade A Hilltop Grove trades about 11% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 11% gap, about 3 pts is the wider neighbourhood trading soft and 8 pts is Hilltop Grove specifically — mostly a project-specific discount. District D23 · Bukit Batok · Choa Chu Kang To MRT ~832 m Height 10 storeys Built 2001 Units 192 Tenure 69-yr lease Similar condos nearby — and where Hilltop Grove sits Hillview Residence · 225m $1,584 The Lanai · 267m $1,673 Hillbrooks · 432m $1,559 Hilltop Grove $1,197 Why it’s priced below its neighbours — approximate breakdown Tenure -1% Unexplained — the signal -11% Also check: 69-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 39 | › Nouvelle Park freehold | D19 | -11% | A | 1994 | 108 | 23 |
Model fair value $1,531psf → Last 12 months · 23 sales $1,365psf -11% ±4%, grade A Nouvelle Park trades about 11% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D19 · Serangoon · Hougang To MRT ~1,161 m Height 10 storeys Built 1994 Units 108 Tenure Freehold Similar condos nearby — and where Nouvelle Park sits Kovan Melody · 1,050m $1,797 Park Green · 1,821m $1,171 Sunglade · 2,214m $1,714 Nouvelle Park $1,365 Why it’s priced below its neighbours — approximate breakdown Unit size -2% Building height -2% Tenure +1% Unexplained — the signal -11% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 40 | › The Metropolitan Condominium balcony-era 79-yr lease | D3 | -11% | A | 2009 | 382 | 78 |
Model fair value $2,221psf → Last 12 months · 78 sales $1,981psf -11% ±2%, grade A The Metropolitan Condominium trades about 11% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D3 · Tiong Bahru · Queenstown To MRT ~124 m Height 44 storeys Built 2009 Units 382 Tenure 79-yr lease Similar condos nearby — and where The Metropolitan Condominium sits The Crest · 447m $2,046 Principal Garden · 787m $2,194 One Jervois · 1,002m $2,342 The Metropolitan Condominium $1,981 Why it’s priced below its neighbours — approximate breakdown Building height +4% Tenure -3% Unexplained — the signal -11% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 41 | › Twin Regency freehold | D3 | -10% | A | 2007 | 234 | 21 |
Model fair value $2,693psf → Last 12 months · 21 sales $2,413psf -10% ±2%, grade A Twin Regency trades about 10% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D3 · Tiong Bahru · Queenstown To MRT ~186 m Height 35 storeys Built 2007 Units 234 Tenure Freehold Similar condos nearby — and where Twin Regency sits Meraprime · 264m $2,180 The Regency At Tiong Bahru · 399m $2,536 Domain 21 · 851m $2,084 Twin Regency $2,413 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -2% Unit size +1% Building height +2% Unexplained — the signal -10% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 42 | › Queens 71-yr lease | D3 | -10% | A | 2002 | 722 | 99 |
Model fair value $2,073psf → Last 12 months · 99 sales $1,857psf -10% ±3%, grade A Queens trades about 10% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 10% gap, about 1 pts is the wider neighbourhood trading soft and 9 pts is Queens specifically — mostly a project-specific discount. District D3 · Tiong Bahru · Queenstown To MRT ~179 m Height 38 storeys Built 2002 Units 722 Tenure 71-yr lease Similar condos nearby — and where Queens sits The Anchorage · 468m $2,086 The Interlace · 1,235m $1,710 Dormer Park · 1,758m $2,158 Queens $1,857 Why it’s priced below its neighbours — approximate breakdown Unit size +2% Building height +3% Tenure -1% Unexplained — the signal -10% Also check: 71-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 43 | › Tanjong Ria Condominium 66-yr lease | D15 | -10% | A | 1997 | 168 | 43 |
Model fair value $1,859psf → Last 12 months · 43 sales $1,668psf -10% ±3%, grade A Tanjong Ria Condominium trades about 10% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D15 · East Coast · Marine Parade To MRT ~118 m Height 18 storeys Built 1997 Units 168 Tenure 66-yr lease Similar condos nearby — and where Tanjong Ria Condominium sits Water Place · 226m $1,905 Parkshore · 408m $2,179 Sanctuary Green · 411m $1,696 Tanjong Ria Condominium $1,668 Why it’s priced below its neighbours — approximate breakdown Tenure -1% Unexplained — the signal -10% Also check: 66-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 44 | › Bishan Park Condominium 64-yr lease | D20 | -10% | A | 1994 | 320 | 58 |
Model fair value $1,636psf → Last 12 months · 58 sales $1,472psf -10% ±2%, grade A Bishan Park Condominium trades about 10% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D20 · Ang Mo Kio · Bishan To MRT ~412 m Height 10 storeys Built 1994 Units 320 Tenure 64-yr lease Similar condos nearby — and where Bishan Park Condominium sits The Gardens At Bishan · 166m $1,824 Faber Garden Condominium · 508m $1,860 Flame Tree Park · 646m $1,939 Bishan Park Condominium $1,472 Why it’s priced below its neighbours — approximate breakdown Building height -3% Tenure -1% Unexplained — the signal -10% Also check: 64-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 45 | › Watercolours EC balcony-era 85-yr lease | D18 | -10% | A | 2014 | 416 | 187 |
Model fair value $1,405psf → Last 12 months · 187 sales $1,265psf -10% ±1%, grade A Watercolours trades about 10% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -5% — that net figure is the real signal. How resale ECs compare › District D18 · Tampines · Pasir Ris To MRT ~958 m Height 12 storeys Built 2014 Units 416 Tenure 85-yr lease Similar condos nearby — and where Watercolours sits Seastrand · 148m $1,301 Sea Esta · 191m $1,332 Ripple Bay · 386m $1,431 Watercolours $1,265 Why it’s priced below its neighbours — approximate breakdown Unexplained — the signal -10% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 46 | › Rochelle At Newton balcony-era 81-yr lease | D11 | -10% | A | 2012 | 129 | 46 |
Model fair value $2,211psf → Last 12 months · 46 sales $1,990psf -10% ±2%, grade A Rochelle At Newton trades about 10% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D11 · Newton · Novena To MRT ~468 m Height 26 storeys Built 2012 Units 129 Tenure 81-yr lease Similar condos nearby — and where Rochelle At Newton sits Amaryllis Ville · 82m $2,150 The Lincoln Residences · 157m $2,473 Park Infinia At Wee Nam · 157m $2,504 Rochelle At Newton $1,990 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +1% Tenure -3% Unexplained — the signal -10% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 47 | › Simei Green Condominium EC 69-yr lease | D18 | -10% | A | 1999 | 602 | 105 |
Model fair value $1,226psf → Last 12 months · 105 sales $1,105psf -10% ±2%, grade A Simei Green Condominium trades about 10% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -5% — that net figure is the real signal. How resale ECs compare › District D18 · Tampines · Pasir Ris To MRT ~351 m Height 11 storeys Built 1999 Units 602 Tenure 69-yr lease Similar condos nearby — and where Simei Green Condominium sits Double Bay Residences · 242m $1,472 Tropical Spring · 301m $1,245 Modena · 425m $1,220 Simei Green Condominium $1,105 Why it’s priced below its neighbours — approximate breakdown Unexplained — the signal -10% Also check: 69-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 48 | › Bishan Point 70-yr lease | D20 | -10% | A | 2005 | 164 | 43 |
Model fair value $2,058psf → Last 12 months · 43 sales $1,856psf -10% ±3%, grade A Bishan Point trades about 10% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D20 · Ang Mo Kio · Bishan To MRT ~404 m Height 31 storeys Built 2005 Units 164 Tenure 70-yr lease Similar condos nearby — and where Bishan Point sits Country Esquire · 180m $1,902 Country Grandeur · 182m $2,057 The Gardens At Bishan · 631m $1,824 Bishan Point $1,856 Why it’s priced below its neighbours — approximate breakdown Building height +2% Tenure -1% Unexplained — the signal -10% Also check: 70-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 49 | › Central Green Condominium 65-yr lease | D3 | -9% | A | 1995 | 412 | 60 |
Model fair value $1,938psf → Last 12 months · 60 sales $1,756psf -9% ±2%, grade A Central Green Condominium trades about 9% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D3 · Tiong Bahru · Queenstown To MRT ~104 m Height 23 storeys Built 1995 Units 412 Tenure 65-yr lease Similar condos nearby — and where Central Green Condominium sits Meraprime · 207m $2,180 Domain 21 · 777m $2,084 One Jervois · 877m $2,342 Central Green Condominium $1,756 Why it’s priced below its neighbours — approximate breakdown Tenure -1% Unexplained — the signal -9% Also check: 65-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 50 | › Kerrisdale 71-yr lease | D8 | -9% | A | 2005 | 481 | 78 |
Model fair value $1,856psf → Last 12 months · 78 sales $1,683psf -9% ±3%, grade A Kerrisdale trades about 9% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 9% gap, about 2 pts is the wider neighbourhood trading soft and 7 pts is Kerrisdale specifically — mostly a project-specific discount. District D8 · Little India · Farrer Park To MRT ~484 m Height 30 storeys Built 2005 Units 481 Tenure 71-yr lease Similar condos nearby — and where Kerrisdale sits Sturdee Residences · 156m $2,244 Citylights · 811m $2,018 Eight Riversuites · 1,203m $1,889 Kerrisdale $1,683 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -2% Building height +2% Tenure -1% Unexplained — the signal -9% Also check: 71-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 51 | › 6 Derbyshire balcony-era freehold | D11 | -9% | A | 2017 | 168 | 28 |
Model fair value $2,182psf → Last 12 months · 28 sales $1,982psf -9% ±3%, grade A 6 Derbyshire trades about 9% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D11 · Newton · Novena To MRT ~576 m Height 29 storeys Built 2017 Units 168 Tenure Freehold Similar condos nearby — and where 6 Derbyshire sits Park Infinia At Wee Nam · 320m $2,504 The Lincoln Residences · 388m $2,473 Soleil @ Sinaran · 440m $2,247 6 Derbyshire $1,982 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +6% Unit size +5% Unexplained — the signal -9% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 52 | › The Wharf Residence balcony-era freehold | D9 | -9% | A | 2012 | 186 | 40 |
Model fair value $2,812psf → Last 12 months · 40 sales $2,556psf -9% ±2%, grade A The Wharf Residence trades about 9% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D9 · Orchard · River Valley To MRT ~466 m Height 23 storeys Built 2012 Units 186 Tenure Freehold Similar condos nearby — and where The Wharf Residence sits Aspen Heights · 134m $2,411 Oleanas Residence · 148m $2,139 The Inspira · 202m $2,757 The Wharf Residence $2,556 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +1% Unit size +2% Unexplained — the signal -9% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 53 | › Dover Parkview 66-yr lease | D5 | -9% | A | 1997 | 686 | 136 |
Model fair value $1,614psf → Last 12 months · 136 sales $1,469psf -9% ±4%, grade A Dover Parkview trades about 9% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D5 · Clementi · Pasir Panjang To MRT ~692 m Height 16 storeys Built 1997 Units 686 Tenure 66-yr lease Similar condos nearby — and where Dover Parkview sits Heritage View · 103m $1,639 Montview · 1,480m $2,214 The Serenade @ Holland · 1,540m $1,724 Dover Parkview $1,469 Why it’s priced below its neighbours — approximate breakdown Unit size +3% Building height +1% Tenure -1% Unexplained — the signal -9% Also check: 66-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 54 | › The Petals freehold | D23 | -9% | A | 2002 | 270 | 26 |
Model fair value $1,589psf → 5-yr median · 26 sales $1,447psf -9% ±2%, grade A The Petals trades about 9% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 9% gap, about 3 pts is the wider neighbourhood trading soft and 6 pts is The Petals specifically — mostly a project-specific discount. District D23 · Bukit Batok · Choa Chu Kang To MRT ~928 m Height 10 storeys Built 2002 Units 270 Tenure Freehold Similar condos nearby — and where The Petals sits Hillview Residence · 210m $1,584 The Lanai · 226m $1,673 Hillbrooks · 578m $1,559 The Petals $1,447 Why it’s priced below its neighbours — approximate breakdown Unexplained — the signal -9% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 55 | › City Square Residences balcony-era freehold | D8 | -9% | A | 2009 | 910 | 106 |
Model fair value $2,336psf → Last 12 months · 106 sales $2,131psf -9% ±3%, grade A City Square Residences trades about 9% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 9% gap, about 2 pts is the wider neighbourhood trading soft and 6 pts is City Square Residences specifically — mostly a project-specific discount. District D8 · Little India · Farrer Park To MRT ~426 m Height 29 storeys Built 2009 Units 910 Tenure Freehold Similar condos nearby — and where City Square Residences sits Sturdee Residences · 335m $2,244 Citylights · 719m $2,018 Eight Riversuites · 1,466m $1,889 City Square Residences $2,131 Why it’s priced below its neighbours — approximate breakdown Unit size +2% Building height +2% Unexplained — the signal -9% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 56 | › Whitewater EC 75-yr lease | D18 | -9% | A | 2005 | 397 | 111 |
Model fair value $1,254psf → Last 12 months · 111 sales $1,144psf -9% ±2%, grade A Whitewater trades about 9% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 9% gap, about 2 pts is the wider neighbourhood trading soft and 7 pts is Whitewater specifically — mostly a project-specific discount. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -4% — that net figure is the real signal. How resale ECs compare › District D18 · Tampines · Pasir Ris To MRT ~1,729 m Height 15 storeys Built 2005 Units 397 Tenure 75-yr lease Similar condos nearby — and where Whitewater sits Vue 8 Residence · 528m $1,503 Ris Grandeur · 822m $1,338 Belysa · 1,001m $1,430 Whitewater $1,144 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -5% Tenure +2% Unexplained — the signal -9% Also check: 75-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 57 | › Cascadale freehold | D16 | -9% | A | 1994 | 134 | 16 |
Model fair value $1,331psf → Last 12 months · 16 sales $1,214psf -9% ±2%, grade A Cascadale trades about 9% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 9% gap, about 2 pts is the wider neighbourhood trading soft and 7 pts is Cascadale specifically — mostly a project-specific discount. District D16 · Bedok · Upp East Coast To MRT ~483 m Height 7 storeys Built 1994 Units 134 Tenure Freehold Similar condos nearby — and where Cascadale sits Changi Green · 160m $1,338 Changi Court · 206m $1,408 Sunhaven · 364m $1,360 Cascadale $1,214 Why it’s priced below its neighbours — approximate breakdown Unit size -2% Building height -2% Tenure +1% Unexplained — the signal -9% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 58 | › The Dew EC 73-yr lease | D23 | -9% | A | 2003 | 248 | 29 |
Model fair value $1,315psf → Last 12 months · 29 sales $1,201psf -9% ±2%, grade A The Dew trades about 9% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 9% gap, about 4 pts is the wider neighbourhood trading soft and 5 pts is The Dew specifically — mostly a project-specific discount. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -4% — that net figure is the real signal. How resale ECs compare › District D23 · Bukit Batok · Choa Chu Kang To MRT ~753 m Height 16 storeys Built 2003 Units 248 Tenure 73-yr lease Similar condos nearby — and where The Dew sits The Jade · 820m $1,423 Park Natura · 1,074m $1,715 Hillview Residence · 1,155m $1,584 The Dew $1,201 Why it’s priced below its neighbours — approximate breakdown Building height +2% Tenure -1% Unexplained — the signal -9% Also check: 73-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 59 | › Ballota Park Condominium freehold | D17 | -9% | A | 2000 | 365 | 71 |
Model fair value $1,262psf → Last 12 months · 71 sales $1,153psf -9% ±2%, grade A Ballota Park Condominium trades about 9% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D17 · Changi · Loyang To MRT ~1,275 m Height 8 storeys Built 2000 Units 365 Tenure Freehold Similar condos nearby — and where Ballota Park Condominium sits The Gale · 107m $1,375 Estella Gardens · 233m $1,245 Dahlia Park Condominium · 285m $1,215 Ballota Park Condominium $1,153 Why it’s priced below its neighbours — approximate breakdown Building height -2% Tenure +1% Unexplained — the signal -9% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 60 | › The Makena freehold | D15 | -8% | A | 1998 | 504 | 78 |
Model fair value $2,494psf → Last 12 months · 78 sales $2,283psf -8% ±1%, grade A The Makena trades about 8% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D15 · East Coast · Marine Parade To MRT ~372 m Height 28 storeys Built 1998 Units 504 Tenure Freehold Similar condos nearby — and where The Makena sits Amber Point · 471m $2,322 Hawaii Tower · 512m $2,100 One Amber · 582m $2,409 The Makena $2,283 Why it’s priced below its neighbours — approximate breakdown Unit size -1% Building height +2% Unexplained — the signal -8% Also check: plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 61 | › Waterbay EC balcony-era 85-yr lease | D19 | -8% | A | 2016 | 383 | 210 |
Model fair value $1,637psf → Last 12 months · 210 sales $1,501psf -8% ±1%, grade A Waterbay trades about 8% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -4% — that net figure is the real signal. How resale ECs compare › District D19 · Serangoon · Hougang To MRT ~312 m Height 17 storeys Built 2016 Units 383 Tenure 85-yr lease Similar condos nearby — and where Waterbay sits Parc Centros · 474m $1,737 River Isles · 673m $1,559 A Treasure Trove · 1,036m $1,658 Waterbay $1,501 Why it’s priced below its neighbours — approximate breakdown Unexplained — the signal -8% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 62 | › Blossom Residences EC balcony-era 84-yr lease | D23 | -8% | A | 2014 | 602 | 20 |
Model fair value $1,412psf → Last 12 months · 20 sales $1,295psf -8% ±4%, grade A Blossom Residences trades about 8% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 8% gap, about 2 pts is the wider neighbourhood trading soft and 7 pts is Blossom Residences specifically — mostly a project-specific discount. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -3% — that net figure is the real signal. How resale ECs compare › District D23 · Bukit Batok · Choa Chu Kang To MRT ~203 m Height 16 storeys Built 2014 Units 602 Tenure 84-yr lease Similar condos nearby — and where Blossom Residences sits Hazel Park Condominium · 1,875m $1,737 Yew Mei Green · 2,083m $1,079 Eco Sanctuary · 2,204m $1,639 Blossom Residences $1,295 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +5% Unit size +1% Tenure -2% Unexplained — the signal -8% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 63 | › Seasons View 69-yr lease | D20 | -8% | A | 2000 | 224 | 38 |
Model fair value $1,668psf → Last 12 months · 38 sales $1,530psf -8% ±3%, grade A Seasons View trades about 8% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D20 · Ang Mo Kio · Bishan To MRT ~457 m Height 20 storeys Built 2000 Units 224 Tenure 69-yr lease Similar condos nearby — and where Seasons View sits Tresalveo · 153m $2,064 Rafflesia Condominium · 510m $1,630 Bishan 8 · 665m $1,947 Seasons View $1,530 Why it’s priced below its neighbours — approximate breakdown Unit size +1% Tenure -1% Unexplained — the signal -8% Also check: 69-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 64 | › Pinevale EC 70-yr lease | D18 | -8% | A | 1999 | 322 | 62 |
Model fair value $1,254psf → Last 12 months · 62 sales $1,151psf -8% ±2%, grade A Pinevale trades about 8% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -3% — that net figure is the real signal. How resale ECs compare › District D18 · Tampines · Pasir Ris To MRT ~1,219 m Height 14 storeys Built 1999 Units 322 Tenure 70-yr lease Similar condos nearby — and where Pinevale sits The Tropica · 1,325m $1,339 Elias Green · 1,698m $986 Ris Grandeur · 1,851m $1,338 Pinevale $1,151 Why it’s priced below its neighbours — approximate breakdown Unexplained — the signal -8% Also check: 70-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 65 | › Regent Park 66-yr lease | D5 | -8% | A | 1997 | 276 | 55 |
Model fair value $1,498psf → Last 12 months · 55 sales $1,375psf -8% ±4%, grade A Regent Park trades about 8% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D5 · Clementi · Pasir Panjang To MRT ~545 m Height 9 storeys Built 1997 Units 276 Tenure 66-yr lease Similar condos nearby — and where Regent Park sits The Infiniti · 692m $1,716 The Parc Condominium · 744m $1,989 Cavendish Park · 1,610m $1,569 Regent Park $1,375 Why it’s priced below its neighbours — approximate breakdown Unit size +2% Tenure -1% Unexplained — the signal -8% Also check: 66-yr lease plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 66 | › Marine Blue balcony-era freehold | D15 | -8% | A | 2016 | 120 | 21 |
Model fair value $2,068psf → Last 12 months · 21 sales $1,900psf -8% ±3%, grade A Marine Blue trades about 8% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D15 · East Coast · Marine Parade To MRT ~103 m Height 14 storeys Built 2016 Units 120 Tenure Freehold Similar condos nearby — and where Marine Blue sits Cote D'Azur · 393m $1,916 Silversea · 456m $2,189 Amber Residences · 551m $2,313 Marine Blue $1,900 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +4% Unit size +4% Building height -2% Unexplained — the signal -8% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 67 | › Island View freehold boutique | D5 | -22% | B | 1984 | 72 | 11 |
Model fair value $1,750psf → Last 12 months · 11 sales $1,363psf -22% ±6%, grade B Island View trades about 22% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 22% gap, about 5 pts is the wider neighbourhood trading soft and 18 pts is Island View specifically — mostly a project-specific discount. District D5 · Clementi · Pasir Panjang To MRT ~394 m Height 12 storeys Built 1984 Units 72 Tenure Freehold Similar condos nearby — and where Island View sits The Anchorage · 1,709m $2,086 Dormer Park · 3,659m $2,158 Sommerville Park · 3,835m $2,268 Island View $1,363 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -6% Unit size -7% Building height -1% Unexplained — the signal -22% Also check: estimated size/height thin peer set plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 68 | › Lake Life EC balcony-era 86-yr lease | D22 | -19% | B | 2016 | 546 | 158 |
Model fair value $1,842psf → Last 12 months · 158 sales $1,485psf -19% ±3%, grade B Lake Life trades about 19% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -15% — that net figure is the real signal. How resale ECs compare › District D22 · Jurong · Boon Lay To MRT ~1,433 m Height 20 storeys Built 2016 Units 546 Tenure 86-yr lease Similar condos nearby — and where Lake Life sits The Lakefront Residences · 1,373m $1,780 Caspian · 1,381m $1,614 The Lakeshore · 1,540m $1,510 Lake Life $1,485 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +4% Unexplained — the signal -19% Also check: thin peer set balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 69 | › Orchid Park Condominium 64-yr lease | D27 | -17% | B | 1994 | 615 | 126 |
Model fair value $1,248psf → Last 12 months · 126 sales $1,036psf -17% ±4%, grade B Orchid Park Condominium trades about 17% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 17% gap, about 6 pts is the wider neighbourhood trading soft and 11 pts is Orchid Park Condominium specifically — mostly a project-specific discount. District D27 · Sembawang · Yishun To MRT ~601 m Height 11 storeys Built 1994 Units 615 Tenure 64-yr lease Similar condos nearby — and where Orchid Park Condominium sits Yishun Emerald · 3,022m $1,147 Castle Green · 3,038m $1,376 Grandeur 8 · 4,315m $1,517 Orchid Park Condominium $1,036 Why it’s priced below its neighbours — approximate breakdown Unit size +1% Unexplained — the signal -17% Also check: thin peer set plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 70 | › Westwood Residences EC balcony-era 87-yr lease | D22 | -16% | B | 2017 | 480 | 178 |
Model fair value $1,697psf → Last 12 months · 178 sales $1,420psf -16% ±1%, grade B Westwood Residences trades about 16% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -12% — that net figure is the real signal. How resale ECs compare › District D22 · Jurong · Boon Lay To MRT ~1,128 m Height 14 storeys Built 2017 Units 480 Tenure 87-yr lease Similar condos nearby — and where Westwood Residences sits Caspian · 2,628m $1,614 The Lakefront Residences · 2,697m $1,780 The Lakeshore · 2,984m $1,510 Westwood Residences $1,420 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +4% Unexplained — the signal -16% Also check: thin peer set balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 71 | › Villa Azura freehold boutique | D10 | -16% | B | 1999 | 53 | 6 |
Model fair value $2,262psf → 5-yr median · 6 sales $1,901psf -16% ±6%, grade B Villa Azura trades about 16% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D10 · Bukit Timah · Holland To MRT ~446 m Height 12 storeys Built 1999 Units 53 Tenure Freehold Similar condos nearby — and where Villa Azura sits The Tessarina · 316m $2,249 The Cascadia · 624m $2,353 The Nexus · 740m $2,443 Villa Azura $1,901 Why it’s priced below its neighbours — approximate breakdown Unexplained — the signal -16% Also check: estimated size/height plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 72 | › Reflections At Keppel Bay balcony-era 79-yr lease | D4 | -16% | B | 2011 | 1129 | 345 |
Model fair value $2,065psf → Last 12 months · 345 sales $1,739psf -16% ±4%, grade B Reflections At Keppel Bay trades about 16% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D4 · Sentosa · HarbourFront To MRT ~408 m Height 40 storeys Built 2011 Units 1129 Tenure 79-yr lease Similar condos nearby — and where Reflections At Keppel Bay sits Skyline Residences · 705m $2,275 The Interlace · 1,883m $1,710 The Anchorage · 2,529m $2,086 Reflections At Keppel Bay $1,739 Why it’s priced below its neighbours — approximate breakdown Building height +3% Tenure -3% Unexplained — the signal -16% Also check: thin peer set balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 73 | › Harbour View Towers 63-yr lease | D4 | -16% | B | 1994 | 154 | 16 |
Model fair value $1,811psf → Last 12 months · 16 sales $1,525psf -16% ±5%, grade B Harbour View Towers trades about 16% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D4 · Sentosa · HarbourFront To MRT ~201 m Height 30 storeys Built 1994 Units 154 Tenure 63-yr lease Similar condos nearby — and where Harbour View Towers sits The Anchorage · 1,945m $2,086 Meraprime · 2,718m $2,180 Dormer Park · 2,900m $2,158 Harbour View Towers $1,525 Why it’s priced below its neighbours — approximate breakdown Building height +2% Tenure -1% Unexplained — the signal -16% Also check: thin peer set plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 74 | › The Bayshore 66-yr lease | D16 | -15% | B | 1997 | 1038 | 230 |
Model fair value $1,653psf → Last 12 months · 230 sales $1,412psf -15% ±4%, grade B The Bayshore trades about 15% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D16 · Bedok · Upp East Coast To MRT ~417 m Height 30 storeys Built 1997 Units 1038 Tenure 66-yr lease Similar condos nearby — and where The Bayshore sits East Meadows · 1,976m $1,303 Grand Duchess At St Patrick'S · 2,552m $2,200 The Clearwater · 2,777m $1,421 The Bayshore $1,412 Why it’s priced below its neighbours — approximate breakdown Unit size +2% Building height +4% Unexplained — the signal -15% Also check: thin peer set plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 75 | › Windy Heights freehold | D14 | -14% | B | 1983 | 200 | 20 |
Model fair value $1,612psf → Last 12 months · 20 sales $1,379psf -14% ±6%, grade B Windy Heights trades about 14% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D14 · Geylang · Eunos To MRT ~709 m Height 14 storeys Built 1983 Units 200 Tenure Freehold Similar condos nearby — and where Windy Heights sits Astoria Park · 599m $1,353 Katong Gardens · 2,032m $1,827 King'S Mansion · 3,149m $2,035 Windy Heights $1,379 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours -6% Unit size -4% Building height -1% Unexplained — the signal -14% Also check: thin peer set plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 76 | › West Bay Condominium 64-yr lease | D5 | -14% | B | 1994 | 318 | 61 |
Model fair value $1,418psf → Last 12 months · 61 sales $1,213psf -14% ±5%, grade B West Bay Condominium trades about 14% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 14% gap, about 4 pts is the wider neighbourhood trading soft and 11 pts is West Bay Condominium specifically — mostly a project-specific discount. District D5 · Clementi · Pasir Panjang To MRT ~1,737 m Height 7 storeys Built 1994 Units 318 Tenure 64-yr lease Similar condos nearby — and where West Bay Condominium sits Heritage View · 2,075m $1,639 Cavendish Park · 2,147m $1,569 Montview · 2,269m $2,214 West Bay Condominium $1,213 Why it’s priced below its neighbours — approximate breakdown Unit size +1% Building height -3% Tenure -1% Unexplained — the signal -14% Also check: thin peer set plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 77 | › Escada View freehold boutique | D14 | -14% | B | 1997 | 80 | 17 |
Model fair value $1,537psf → 5-yr median · 17 sales $1,330psf -14% ±5%, grade B Escada View trades about 14% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D14 · Geylang · Eunos To MRT ~812 m Height 10 storeys Built 1997 Units 80 Tenure Freehold Similar condos nearby — and where Escada View sits Grosvenor View · 232m $1,556 The Heliconia · 587m $1,359 Astoria Park · 813m $1,353 Escada View $1,330 Why it’s priced below its neighbours — approximate breakdown Unit size +4% Building height -3% Unexplained — the signal -14% Also check: thin peer set plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 78 | › Avant Residences balcony-era 82-yr lease boutique | D14 | -13% | B | 2012 | 50 | 8 |
Model fair value $1,871psf → 5-yr median · 8 sales $1,626psf -13% ±4%, grade B Avant Residences trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 13% gap, about 1 pts is the wider neighbourhood trading soft and 12 pts is Avant Residences specifically — mostly a project-specific discount. District D14 · Geylang · Eunos To MRT ~328 m Height 8 storeys Built 2012 Units 50 Tenure 82-yr lease Similar condos nearby — and where Avant Residences sits Tre Residences · 505m $1,909 Sims Urban Oasis · 638m $1,966 Dakota Residences · 953m $2,063 Avant Residences $1,626 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +1% Unit size +8% Building height -4% Tenure -3% Unexplained — the signal -13% Also check: balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 79 | › Summerdale EC 70-yr lease | D22 | -13% | B | 2000 | 432 | 72 |
Model fair value $1,179psf → Last 12 months · 72 sales $1,026psf -13% ±4%, grade B Summerdale trades about 13% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. Whole street or just this block? Of the 13% gap, about 5 pts is the wider neighbourhood trading soft and 9 pts is Summerdale specifically — mostly a project-specific discount. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -8% — that net figure is the real signal. How resale ECs compare › District D22 · Jurong · Boon Lay To MRT ~822 m Height 14 storeys Built 2000 Units 432 Tenure 70-yr lease Similar condos nearby — and where Summerdale sits Caspian · 660m $1,614 The Lakefront Residences · 754m $1,780 The Lakeshore · 1,197m $1,510 Summerdale $1,026 Why it’s priced below its neighbours — approximate breakdown Unexplained — the signal -13% Also check: thin peer set plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
| 80 | › Seahill balcony-era 84-yr lease | D5 | -13% | B | 2016 | 460 | 115 |
Model fair value $1,887psf → Last 12 months · 115 sales $1,643psf -13% ±6%, grade B Seahill trades about 13% below its nearest same-era condos — the projects closest to it on the map, adjusted for size, floor, age and height. District D5 · Clementi · Pasir Panjang To MRT ~1,834 m Height 28 storeys Built 2016 Units 460 Tenure 84-yr lease Similar condos nearby — and where Seahill sits The Parc Condominium · 1,389m $1,989 The Trilinq · 2,255m $1,837 Montview · 2,485m $2,214 Seahill $1,643 Why it’s priced below its neighbours — approximate breakdown Age vs neighbours +6% Unit size +6% Building height +1% Tenure -3% Unexplained — the signal -13% Also check: thin peer set balcony-era plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
Show 1 thin-evidence flags (grade C — small gap relative to the noise)
| # | Project | Dist | Below model | Evidence | Built | Units | Resales |
|---|---|---|---|---|---|---|---|
| 1 | › Windermere EC 70-yr lease | D23 | -10% | C | 1999 | 395 | 66 |
Model fair value $1,158psf → Last 12 months · 66 sales $1,038psf -10% ±8%, grade C Windermere trades about 10% below its nearest same-era private condos — the projects closest to it on the map, adjusted for size, floor, age and height. EC — judged as a private condo. This resale Executive Condominium (past its first MOP) is benchmarked against the private condos nearest to it, not penalised as a class. Resale ECs already sit about 5% under comparable private condos as a class, so beyond that this one is -6% — that net figure is the real signal. How resale ECs compare › District D23 · Bukit Batok · Choa Chu Kang To MRT ~365 m Height 23 storeys Built 1999 Units 395 Tenure 70-yr lease Similar condos nearby — and where Windermere sits The Quintet · 71m $1,146 Yew Mei Green · 403m $1,079 The Warren · 1,573m $1,197 Windermere $1,038 Why it’s priced below its neighbours — approximate breakdown Unit size -1% Building height +2% Unexplained — the signal -10% Also check: thin peer set plus facing/view, floor level, maintenance & nearby new supply. A gap is a research lead, not a valuation. | |||||||
Flags: EC = resale Executive Condominium, valued here against private condos (see resale EC vs condo). balcony-era = built 2009–2019, when balconies/PES were largest — part of a low $psf can be outdoor space (see the build-rules note). Boutique = under ~90 units (thinner resale market). Lease shown for 99-year projects.
How the model decides “fair value”
Two steps. First a hedonic regression on freehold-equivalent $psf (actual $psf ÷ the lease-decay curve, so lease isn’t double-counted) learns what the market pays for each unit attribute — size, floor, age, building height, MRT distance — and strips them out. Then each project is compared, on that adjusted basis, to the condos nearest to it on the map of the same era. Fair value is the local peers’ price; the residual is the gap below it.
What the market pays for
| Attribute | Direction the market prices it |
|---|---|
| Walking distance to MRT | ↑↑ strong premium |
| Higher floor | ↑ premium |
| Taller building | ↑ premium |
| Larger project (vs boutique) | ↑ premium |
| Newer (first ~10 years) | ↓↓ strong discount |
| Mid-life (30–45 years) | ↓ discount |
| Freehold (beyond lease decay) | ↑ premium |
| Walk-up apartment (vs condo) | ↓↓ strong discount |
Directions the model has learned from the market — the exact magnitudes and weighting are part of the method and not published.
How to read a residual
Fair value = what the nearest same-era condos fetch, after adjusting for size, floor, age and height. If a project’s resales sit 20% below that, its residual is −20%. Because it is benchmarked against its actual neighbours (not a district), a negative residual means cheap versus the projects around it — not merely cheap because it sits in a cheaper area.
The model explains ~87% of price variation. The rest — facing, view, maintenance, exact balcony size, buzz — lives in the residual, which is why a flag is a starting point.
How to use this before you buy
Open the project page first
Every flagged project links to its page — check its price trend, rental yield, remaining lease and nearby comparables before anything else.
Ask “why is it cheap?”
Below-model usually has a reason. Look for large balconies/PES (you pay $psf on outdoor space), a bad facing or low floor, dated fittings, an active en-bloc, or heavy new supply nearby.
Check the lease and the build era
Balcony-era (2009–2019) and leasehold projects carry extra caveats — run the pair through the lease & build calculator to see what’s genuinely worth paying up for.
Treat it as a shortlist, never a signal
This screen finds candidates from public data; it is not advice and cannot see the specific unit. Confirm with a viewing, a valuation and your own numbers.
How is this worked out? — hedonic on lease-normalised $psf, universe, limits
Step 1 — strip attributes
We first remove everything that isn’t location: lease decay (via our lease-decay curve), unit size, floor, building age, height and building type — learned from the full 1995–2026 transaction history so the adjustments are stable across market cycles (model fit R² = 0.87). What’s left is each project’s pure location value. Every displayed $psf and the screen use the URA 5-year window only.
Step 2 — benchmark to neighbours
Each project is then compared to the condos nearest to it on the map, of a similar era — weighting closer, more-comparable and better-evidenced neighbours more heavily. Fair value is what those neighbours command; the residual is how far below them it trades. No district buckets are used. Projects without enough comparable neighbours are left unscored, and each gap is split into an area-wide vs project-specific part. (The exact weighting and thresholds are part of the method and not published.)
Step 3 — grade & validate
Every flag is confidence-graded on how much sales and peer evidence stand behind it versus the noise, and the list is ordered so a well-evidenced lead never sits below a shakier one. The screen is then backtested across every cooling-measure cycle since 2009 (above) to check it actually works out-of-sample.
Displayed price
“Last 12 months” where a project has ≥3 recent resales; otherwise older sales are time-adjusted to today using the fitted quarter path, so the anchor isn’t stale. Scoring still uses the full-window median.
Universe
Published screen is limited to full-facility condominiums with ≥50 units, ≥6 storeys and ≥60 years lease — so it compares like with like (walk-up apartments and executive condos are priced differently and are excluded).
Limits: the model can’t see facing, view, floor-plan efficiency, exact balcony/PES size, maintenance or reputation — all of which can explain a low price. A flag is a research lead, not a recommendation. Built on the lease-decay base layer; short-lease and non-condo projects are screened out for confidence.
For educational purposes only — not financial advice.