28b Jalan Lempeng 128809, Faber, West Region, Singapore
$950,000
-Good location! Easy accessibility to AYE and PIE -Well maintained! Quite facing stack! -Short walk to Clementi MRT/Bus Interchange/Clementi Mall/321 shopping centre etc -Just one MRT station to Jurong East Jem,Westgate and IMM shopping centre -Near NUS/NUH/SIM/Curtin/Japenese school etc —No afternoon sun Primary School with 1km -Nan Hua Primary school -Pei Tong Primary school -Qifa Primary school -Clementi Primary school 地段!地段!好地段! 1. 名校南华小学就一墙之隔,1公里之内有4所小学! 2. 靠近世界级顶尖国立大学! 3. 未来跨岛线的中转站—金文泰地铁站。 4. 未来政府诊疗所仅隔一条马路。 5. 交通便利,衔接AYE和PIE,走路7分钟到金文泰地铁站,巴士转换站,楼下巴士四通八达。 6.商场、银行、超市、咖啡店等近在咫尺,妥妥的生活圈!!
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
234
Average Price
S1.6M
Total Value
S380.0M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 208 URA transactions · 7 outliers removed (IQR)
Fair Value
S$767,676
S$1,482 psf
Asking Price
S$950,000
S$1,834 psf
vs Market
+23.8%
vs Last Done
+17.6%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
208 comps
Nearest MRT
Clementi
547m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
208 comparable transactions
S$1,720
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.751
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,482
Recent Comparable Transactions
10 shown · 208 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JALAN LEMPENG Floor 11-15 | 1,109sqft | S$1,730,000 | ▲S$1,560 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | JALAN LEMPENG Floor 11-15 | 1,109sqft | S$1,730,000 | ▲S$1,560 +5.3% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | JALAN LEMPENG Floor 06-10 | 710sqft | S$1,310,000 | ▲S$1,844 +24.4% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | JALAN LEMPENG Floor 21-25 | 1,109sqft | S$1,800,000 | ▲S$1,624 +9.6% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 31-35 | 1,346sqft | S$2,360,000 | ▲S$1,754 +18.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 16-20 | 538sqft | S$945,000 | ▲S$1,756 +18.5% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 11-15 | 936sqft | S$1,900,000 | ▲S$2,029 +36.9% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 26-30 | 1,109sqft | S$1,750,000 | ▲S$1,578 +6.5% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 11-15 | 710sqft | S$1,270,000 | ▲S$1,788 +20.6% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | JALAN LEMPENG Floor 16-20 | 538sqft | S$935,000 | ▲S$1,737 +17.2% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | JALAN LEMPENG Floor 01-05 | 710sqft | S$1,270,000 | ▲S$1,788 +20.6% vs FV | 99 yrs lease commencing from 2012 |
JALAN LEMPENG
Aug 2025 · Floor 11-15
+5.3% vs FV
JALAN LEMPENG
Aug 2025 · Floor 11-15
+5.3% vs FV
JALAN LEMPENG
Jul 2025 · Floor 06-10
+24.4% vs FV
JALAN LEMPENG
Jul 2025 · Floor 21-25
+9.6% vs FV
JALAN LEMPENG
Jun 2025 · Floor 31-35
+18.4% vs FV
JALAN LEMPENG
Jun 2025 · Floor 16-20
+18.5% vs FV
JALAN LEMPENG
Jun 2025 · Floor 11-15
+36.9% vs FV
JALAN LEMPENG
Jun 2025 · Floor 26-30
+6.5% vs FV
JALAN LEMPENG
Jun 2025 · Floor 11-15
+20.6% vs FV
JALAN LEMPENG
May 2025 · Floor 16-20
+17.2% vs FV
JALAN LEMPENG
May 2025 · Floor 01-05
+20.6% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.