Lorong 28 Geylang, Aljunied, Central Region, Singapore
$6,900 /month
Beautifully Restored Heritage Conservation House * What is "Heritage Conservation House"??? It is Singapore's historical source of delight and nostalgia. * This Shop house is a two storeys plus attic small terraced house, with a sheltered ‘five foot’ pedestrian way at the front * This heritage property is unique: its has 3 bedrooms all with en suite bathroom and an additional powder room next to the kitchen on the ground floor. * Constructed between the 1840s and the 1960s, this property is 1/6,500 of the pre-World War 2 urban fabric of the old Singapore. Less than half of these are gazetted for full residential use, a rare gem indeed. * Shop houses like this is gazetted as conservation buildings. The key elements of such shop house must be carefully restored and conserved according to URA's conservation guidelines. * The owner has painstakingly modernized the interior equal to the standard of our present day luxurious condominium * Geylang which is located just outside the Core Central Region is undergoing gentrification at light speed * The development of Paya Lebar Regional Hub as the alternative city's Work and Living HUB just outside the CBD and MBFC has brought a great burst of life to this precinct. * Paya Lebar Regional Center is a cluster of 4 new shopping malls, 1 Life Long learning center, 5 older shopping malls + Wisma Geylang Serai and Geylang Serai Market. PLQ alone has 1 million sq feet of Class A Office Space. * URA is rejuvenating Dakota Crescent into a modern precinct under Mounbatten Development Plan with part of the landmark heritage apartment blocks retained. * Down the road the Government is adding a Tennis Center to the Singapore Sport HUB, which now consist of an Indoor Stadium, The Kallang Stadium, Singapore Water Sports Center, OCBC Aquatic Center, Leisure dome and Kallang Wave Mall. * The Old Airport and Kampung Bugis development plan has already been announced and are already proceeding in earnest * Private Car Parking
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Total Transactions
3
Average Price
S1.1M
Total Value
S3.4M
Calculating fair value from URA transaction data…
Estimated sale value based on 496 HDB resale transactions (data.gov.sg)
Fair Value
S$1.45M
S$851 psf
Asking Price
S$6,900
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
-99.3%
Tenure
73 yrs
99-year Leasehold · Balance remaining
Confidence
High
496 comps
Nearest MRT
Aljunied
440m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
496 comparable transactions
S$777
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.043
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$851
Recent Comparable Transactions
10 shown · 496 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 28 BALAM RD Floor 04 TO 06 | 1,152sqft | S$855,000 | ▼S$742 -12.8% vs FV | 99yr from 1997 |
Mar 2026 | Blk 28 BALAM RD Floor 04 TO 06 | 1,152sqft | S$855,000 | ▼S$742 -12.8% vs FV | 99yr from 1997 |
Mar 2026 | Blk 28 BALAM RD Floor 13 TO 15 | 1,141sqft | S$850,000 | ▼S$745 -12.5% vs FV | 99yr from 1997 |
Mar 2026 | Blk 29 BALAM RD Floor 04 TO 06 | 1,141sqft | S$780,000 | ▼S$684 -19.6% vs FV | 99yr from 1997 |
Mar 2026 | Blk 56 CASSIA CRES Floor 16 TO 18 | 1,109sqft | S$950,000 | ▲S$857 +0.7% vs FV | 99yr from 1998 |
Mar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▲S$957 +12.5% vs FV | 99yr from 2020 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▲S$961 +12.9% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▲S$996 +17.0% vs FV | 99yr from 2016 |
Mar 2026 | Blk 32 EUNOS CRES Floor 10 TO 12 | 969sqft | S$973,000 | ▲S$1,004 +18.0% vs FV | 99yr from 2007 |
Mar 2026 | Blk 36 EUNOS CRES Floor 04 TO 06 | 915sqft | S$928,000 | ▲S$1,014 +19.2% vs FV | 99yr from 2006 |
Mar 2026 | Blk 2B GEYLANG SERAI Floor 10 TO 12 | 1,023sqft | S$960,000 | ▲S$939 +10.3% vs FV | 99yr from 2011 |
Blk 28 BALAM RD
Mar 2026 · Floor 04 TO 06
-12.8% vs FV
Blk 28 BALAM RD
Mar 2026 · Floor 04 TO 06
-12.8% vs FV
Blk 28 BALAM RD
Mar 2026 · Floor 13 TO 15
-12.5% vs FV
Blk 29 BALAM RD
Mar 2026 · Floor 04 TO 06
-19.6% vs FV
Blk 56 CASSIA CRES
Mar 2026 · Floor 16 TO 18
+0.7% vs FV
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
+12.5% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+12.9% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+17.0% vs FV
Blk 32 EUNOS CRES
Mar 2026 · Floor 10 TO 12
+18.0% vs FV
Blk 36 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+19.2% vs FV
Blk 2B GEYLANG SERAI
Mar 2026 · Floor 10 TO 12
+10.3% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB property in Geylang, with a remaining lease of 73 years, stands at an estimated value of $1,446,217, translating to $851 PSF. This valuation reflects a market price that is aligned with the baseline, indicating a 0% difference. Such stability in pricing suggests a balanced demand and supply dynamic within this desirable locale, which is further corroborated by the analysis of 496 recent HDB resale transactions in the vicinity.
With a high model confidence rating, this valuation underscores the resilience of the Geylang property market, particularly for HDB units that offer a reasonable remaining lease. The 73-year lease remaining positions this property favorably, as it strikes a balance between long-term tenure and potential appreciation. Investors and homeowners alike may find this an attractive entry point into the Geylang market, where urban amenities and accessibility converge. In conclusion, the data indicates a robust market environment, where prudent investment decisions can be supported by thorough analysis and current market signals.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.