Youhave just purchased your first property at Blk 491 Jurong West Avenue 1 #01-849 at $2.1m on 23 September 2021. This property is a 2 storey HDB shophouse with a shop (70m2) on the first storey and the living quarters (93m2) on the second storey. The tenure of this property is 88 years from 1 March 1996. Your client has engaged you to determine the value of the living quarters so that the correct stamp duty rates to be applied.

You have managed to gather the following sales transactions in the vicinity:

Address	= Floor Area (m2)/ Flat Model	Lease Start Year	Remaining Lease	Resale Price	Date of Contract
480 Jurong West St 41 #04-535	93.00 4 Room New Generation	1985	63 years 2 months	$415,000.00	1 Aug 2021
483 Jurong West St 41#03-301	91.00 4 Room New Generation	1985	63 years 1 month	$366,000.00	16 May 2021
488 Jurong West Ave 1 #05-86	91.00 4 Room New Generation	1985	62 years 5 months	$393,000.00	1 Sep 2021

You are to assume the following adjustment factors:

1. HDB prices increase by 2.5% from 2^nd Quarter 2021 to 3^rd Quarter 2021

2. For every floor adjustment is +0.5% or -0.5%

3. All the three transactions have similar conditions as the living quarters of 491 Jurong west avenue 1 #01-849.

Calculate:

1. the value to be derived for the living quarters of 491 Jurong West Avenue #01-849
2. the stamp duty payable by your client.
3. The GST payable by your client as the seller is a GST Registered Person.