8e Jalan Lempeng 128827, Faber, West Region, Singapore
$1,700,000
2BR + Study for Sale! Call/SMS Yong Keong 9.3.3.7 8.5.2.1 now for Viewing! Rare 2 Bedroom + Study in Clementi for Sale! • 8E Jalan Lempeng Singapore 128827 • TOP: 2023 • 2 Bedroom + Study, 1 Bathroom • 893 sqft / 83 sqm • Within 1km to Nan Hua & Qifa Primary School • Upcoming Cross Island Line connectivity • Rare high ceiling • Renovated • Well maintained • Efficient & functional layout • Spacious • Bright & windy with good ventilation Trains (MRT / LRT) • Clementi (EW23 CR17) Groceries & Supermarts • Fairprice • Scarlett Supermarket • Sheng Siong Supermarket Primary School Within 1km • Nan Hua Primary School • Qifa Primary School • Pei Tong Primary School • Clementi Primary School Secondary School • Clementi Town Secondary School • Japanese Secondary School Other School • Japanese Kindergarten • International Community School Lifestyle • Clementi Stadium Disclaimer: Some images may have been digitally enhanced to remove unwanted objects or visual distractions for presentation purposes. While every effort has been made to represent the property accurately, the photographs should not be relied upon as an exact depiction. Interested parties are encouraged to view the property in person to form their own assessment.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
552
Average Price
S1.7M
Total Value
S938.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 1228 URA transactions · 4 outliers removed (IQR)
Fair Value
S$2.14M
S$2,393 psf
Asking Price
S$1.70M
S$1,904 psf
vs Market
-20.4%
vs Last Done
-24.4%
Tenure
96 yrs
99-year Leasehold · Balance remaining
Confidence
High
1228 comps
Nearest MRT
Clementi
647m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1228 comparable transactions
S$1,978
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.912
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,393
Recent Comparable Transactions
10 shown · 1228 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JALAN LEMPENG Floor 01-05 | 1,044sqft | S$2,630,000 | ▲S$2,519 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | JALAN LEMPENG Floor 01-05 | 1,044sqft | S$2,630,000 | ▲S$2,519 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | JALAN LEMPENG Floor 01-05 | 1,044sqft | S$2,630,000 | ▲S$2,519 +5.3% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | JALAN LEMPENG Floor 06-10 | 893sqft | S$2,030,000 | ▼S$2,272 -5.1% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | JALAN LEMPENG Floor 06-10 | 893sqft | S$2,030,000 | ▼S$2,272 -5.1% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | JALAN LEMPENG Floor 06-10 | 689sqft | S$1,380,000 | ▼S$2,003 -16.3% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | JALAN LEMPENG Floor 06-10 | 689sqft | S$1,380,000 | ▼S$2,003 -16.3% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | JALAN LEMPENG Floor 11-15 | 743sqft | S$1,690,000 | ▼S$2,275 -4.9% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | JALAN LEMPENG Floor 11-15 | 743sqft | S$1,690,000 | ▼S$2,275 -4.9% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | JALAN LEMPENG Floor 16-20 | 452sqft | S$925,000 | ▼S$2,046 -14.5% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | JALAN LEMPENG Floor 16-20 | 452sqft | S$925,000 | ▼S$2,046 -14.5% vs FV | 99 yrs lease commencing from 2019 |
JALAN LEMPENG
Aug 2025 · Floor 01-05
+5.3% vs FV
JALAN LEMPENG
Aug 2025 · Floor 01-05
+5.3% vs FV
JALAN LEMPENG
Aug 2025 · Floor 01-05
+5.3% vs FV
JALAN LEMPENG
Aug 2025 · Floor 06-10
-5.1% vs FV
JALAN LEMPENG
Aug 2025 · Floor 06-10
-5.1% vs FV
JALAN LEMPENG
Jul 2025 · Floor 06-10
-16.3% vs FV
JALAN LEMPENG
Jul 2025 · Floor 06-10
-16.3% vs FV
JALAN LEMPENG
Jul 2025 · Floor 11-15
-4.9% vs FV
JALAN LEMPENG
Jul 2025 · Floor 11-15
-4.9% vs FV
JALAN LEMPENG
Jul 2025 · Floor 16-20
-14.5% vs FV
JALAN LEMPENG
Jul 2025 · Floor 16-20
-14.5% 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.