A. Conclusion
Recent sales support S$806,000 – S$907,000
The seller's target is S$25,000 (2.9%) above the mid reference price.
Based on official sales of similar homes. Condition, renovation, facing and view aren’t in the records, so they don’t change the range.
- The seller's target is within the range.
Strong evidence: 20 recent sales, 40% from this block.
Mid reference price = S$1,253 psf × 678 sqft.
Method: we start with the closest sales (same block or project) and widen the search step by step only when there are too few, score similarity by location, size, lease, floor and recency, keep the 20 closest, adjust each price for market movement to 2026 Q3, then take the similarity-weighted median. The range is calibrated against how past sales of similar homes actually turned out.
Assumption: the unit is in typical condition for its comparables. Lease, floor and size differences change weights only — they are not converted into dollar adjustments.
B. Comparable sales
The 20 sales buyers will compare this home with — actual prices.
These are the 20 sales the reference range is built from — the most similar by location, size, floor, lease and sale date. The seller's target: S$1,290 psf (S$875,000).
Actual sale prices · Jan 2026 – Oct 2026 · HDB resale records
Records give floor range and month only — check unit, facing and condition yourself.
Where the sales come from
We start with the closest sales and widen the search only when there are too few.
- 1.Same block or within 150 m20 sales100%
20 kept of 68 similar sales found at this step
- 2.Within 500 mNot needed
- 3.Within 1 kmNot needed
- 4.Same townNot needed
C. Evidence
Strong evidence: 20 recent sales, 40% from this block.
- 20 sales used
- 8 from this block
- Typically 4 months old
Evidence level
Many close matches carry real weight, and most of them are nearby and recent.
How accurate we’ve been
8 in 10 past sales behind this range sold within ±6% of our mid reference price.
The home's details are complete.
We aim for about 80% of sales to land inside the range; on newer sales (Apr–Sep 2026), 75% did (10,328 sales).
Based on 61,214 past checks of HDB resale flats with strong evidence.
We re-ran our method at past dates using only the data available then, and compared it with what each home actually sold for.
D. Seller's price
4 of the 20 closest sales sold at or above the seller's target per sqft.
Counted at actual price per sqft, as in B. The seller's target: S$1,290 psf.
Key points
- The 4 sales at or above the seller's target reached up to S$1,327 psf.
- Similar floor (19–21): 3 of these, at S$1,295–1,309 psf.
Sold at or above the seller's target (4)
- Aug 2026Blk 94 Dawson Rd · floor 22–24 · 678 sqft · 94 yrs lease leftS$1,327 psfsold for S$900,000
- Jul 2026Blk 95 Dawson Rd · floor 19–21 · 678 sqft · 94 yrs lease leftS$1,298 psfsold for S$880,000
- Mar 2026Blk 95 Dawson Rd · floor 19–21 · 678 sqft · 94 yrs lease leftS$1,295 psfsold for S$878,000
- Jan 2026Blk 95 Dawson Rd · floor 19–21 · 678 sqft · 94 yrs lease leftS$1,309 psfsold for S$888,000
16 others sold below the seller's target per sqft.
Buyers see these same official sales. Not a listing recommendation.