Sixteen35 Residences | 2 Bedroom + Study | 624 sqft Well-designed 2 Bedroom + Study Bright & functional layout Modern finishes with efficient space planning Excellent city-fringe location (District 14) Unit Details • 2 Bedrooms + Study • 1 Bathroom • 624 sqft • Move-in ready condition Superb Connectivity • 0.55 km to Paya Lebar MRT (EW/CC Line) • Easy access to CBD & major expressways Nearby Schools • Kong Hwa School • Geylang Methodist School (Pri/Sec) Amenities & Malls • Haig Road Food Centre, Aljunied Ave 2 Blk 117 • PLQ, City Plaza, Paya Lebar Square Perfect for own stay or investment. Rare layout with Study—don’t miss! Contact Graycin at 83.22.83.57 for an exclusive viewing today! Feel free to check out my Social Media: YouTube: @graycinwang Facebook: graycinwang Instagram: graycinwang LinkTree: graycinwang
D14 - Geylang
Paya Lebar MRT
1 January 2021
Small (60 units)
60 units
1 Block, 8 Floors
Oxley Holdings
Sixteen35 Residences has a total of 60 units, from 1 Bed - 1 Bath to 3 Bed - 2 Bath units. There are 10 types of floor plans from 463 sqft to 797 sqft.
Sixteen35 Residences has 1 block and up to 08 storeys.
Sixteen35 Residences is a 99 years leasehold Condo Apartment located in Geylang, District 14. Completed in 2021, it has a total of 1 blocks within the development and comprises a total of 60 units. It is within walking distance to MRT stations such as Paya Lebar MRT and Paya Lebar MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Sixteen35 Residences is also close to schools like Arts In Motion Pte Ltd, Tuition Singapore - ManyTutors Home Tuition and Theosophical Society Singapore Lodge The. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like A Star Mobile Trading and FairPrice - Geylang Lorong 38 for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Dr Anthony Tay. Winlink E-Hub is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - ABC Waters @ Geylang River, to enjoy some fresh air.
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Total Transactions
15
Average Price
S1.0M
Total Value
S15.7M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 14 URA transactions · 1 outliers removed (IQR)
Fair Value
S$883,045
S$1,415 psf
Asking Price
S$1.10M
S$1,763 psf
vs Market
+24.6%
vs Last Done
+14.9%
Tenure
94 yrs
99-year Leasehold · Balance remaining
Confidence
High
14 comps
Nearest MRT
Paya Lebar
493m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
14 comparable transactions
S$1,574
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.856
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,415
Recent Comparable Transactions
10 shown · 14 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2025 | LORONG 35 GEYLANG Floor 06-10 | 463sqft | S$710,000 | ▲S$1,534 +8.4% vs FV | 99 yrs lease commencing from 2018 |
Mar 2025 | LORONG 35 GEYLANG Floor 06-10 | 463sqft | S$710,000 | ▲S$1,534 +8.4% vs FV | 99 yrs lease commencing from 2018 |
Aug 2024 | LORONG 35 GEYLANG Floor 06-10 | 624sqft | S$998,000 | ▲S$1,599 +13.0% vs FV | 99 yrs lease commencing from 2018 |
Aug 2024 | LORONG 35 GEYLANG Floor 01-05 | 743sqft | S$1,110,000 | ▲S$1,495 +5.7% vs FV | 99 yrs lease commencing from 2018 |
Aug 2024 | LORONG 35 GEYLANG Floor 01-05 | 624sqft | S$988,000 | ▲S$1,583 +11.9% vs FV | 99 yrs lease commencing from 2018 |
Jun 2024 | LORONG 35 GEYLANG Floor 01-05 | 797sqft | S$1,330,000 | ▲S$1,670 +18.0% vs FV | 99 yrs lease commencing from 2018 |
Jun 2024 | LORONG 35 GEYLANG Floor 06-10 | 743sqft | S$1,160,000 | ▲S$1,562 +10.4% vs FV | 99 yrs lease commencing from 2018 |
Apr 2024 | LORONG 35 GEYLANG Floor 01-05 | 797sqft | S$1,280,000 | ▲S$1,607 +13.6% vs FV | 99 yrs lease commencing from 2018 |
Dec 2023 | LORONG 35 GEYLANG Floor 06-10 | 624sqft | S$1,017,000 | ▲S$1,629 +15.1% vs FV | 99 yrs lease commencing from 2018 |
Dec 2023 | LORONG 35 GEYLANG Floor 06-10 | 538sqft | S$880,000 | ▲S$1,635 +15.5% vs FV | 99 yrs lease commencing from 2018 |
Nov 2023 | LORONG 35 GEYLANG Floor 06-10 | 667sqft | S$1,000,000 | ▲S$1,498 +5.9% vs FV | 99 yrs lease commencing from 2018 |
LORONG 35 GEYLANG
Mar 2025 · Floor 06-10
+8.4% vs FV
LORONG 35 GEYLANG
Mar 2025 · Floor 06-10
+8.4% vs FV
LORONG 35 GEYLANG
Aug 2024 · Floor 06-10
+13.0% vs FV
LORONG 35 GEYLANG
Aug 2024 · Floor 01-05
+5.7% vs FV
LORONG 35 GEYLANG
Aug 2024 · Floor 01-05
+11.9% vs FV
LORONG 35 GEYLANG
Jun 2024 · Floor 01-05
+18.0% vs FV
LORONG 35 GEYLANG
Jun 2024 · Floor 06-10
+10.4% vs FV
LORONG 35 GEYLANG
Apr 2024 · Floor 01-05
+13.6% vs FV
LORONG 35 GEYLANG
Dec 2023 · Floor 06-10
+15.1% vs FV
LORONG 35 GEYLANG
Dec 2023 · Floor 06-10
+15.5% vs FV
LORONG 35 GEYLANG
Nov 2023 · Floor 06-10
+5.9% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 14 URA transactions (1 outliers removed), adjusted for: Tenure decay (14.4% discount); MRT Paya Lebar 493m away (+3%); AI-detected value boosters: move-in condition (+2% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.