12 Waringin Park 416326, Kembangan, East Region, Singapore
$2,500,000
Set amidst a serene, leafy landed enclave, this meticulously restored 3-bedroom, 2-bathroom walk-up apartment at Waringin Park offers a timeless 1,389 sqft sanctuary of light and air. Built in 1983, this intimate two-storey development features just 10 exclusive units on the upper floor. The property’s Freehold status grants you the freedom of ownership. The $150K renovation completed three years ago has brought new life to the pristine and effortlessly livable space. Comes with a designated parking lot and abundance of street parking for guests right downstairs. Private and secure environment as there are no F&B outlets on the ground floor, unlike most other walk-up developments. There is an abundance of natural light in this tranquil indoor-outdoor retreat from the world below. The layout includes three spacious, well-appointed bedrooms that can all comfortably accommodate double beds. Enjoy daily sundowners or barbecues under the stars on the large patio under a one-of-a-kind skylight. Tucked within walking distance of Kembangan MRT (0.5KM) and a short distance to Bedok MRT (1.2KM), this prime location offers incredible convenience. 16 min direct train to Raffles Place. 15 minutes to Changi Airport. Playground just a 2 min stroll away. Look forward to the upcoming Kembangan integrated development (600M) with a new community centre, supermarket and retail shops. Vibrant Bedok Central is down the street, with FairPrice and Prime Supermarkets within a kilometre. Families will appreciate the proximity to renowned schools such as Opera Estate Primary and St. Stephen’s Primary, both within 1KM. Rare opportunity to own a forever property that marries incredible style with contemporary comforts, this residence is a true reflection of class, personality and functionality. For viewing arrangements, please contact: Tian WenBin @ 9.0.4.8.5.2.8.8 Judith Chia @ 9.0.7.3.0.5.8.8 PLB Realty
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
11
Average Price
S3.5M
Total Value
S38.7M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 2 HDB resale transactions (data.gov.sg)
Fair Value
S$1.14M
S$824 psf
Asking Price
S$2.50M
S$1,800 psf
vs Market
+118.5%
vs Last Done
+56.7%
Tenure
56 yrs
99-year Leasehold · Balance remaining
Confidence
Low
2 comps
Nearest MRT
Kembangan
634m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2 comparable transactions
S$1,009
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.800
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$824
Recent Comparable Transactions
2 shown · 2 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 3 PINE CL Floor 16 TO 18 | 1,184sqft | S$1,360,000 | ▲S$1,149 +39.4% vs FV | 99yr from 2000 |
Mar 2026 | Blk 3 PINE CL Floor 16 TO 18 | 1,184sqft | S$1,360,000 | ▲S$1,149 +39.4% vs FV | 99yr from 2000 |
Aug 2024 | Blk 3 PINE CL Floor 07 TO 09 | 1,184sqft | S$1,030,000 | ▲S$870 +5.6% vs FV | 99yr from 2000 |
Blk 3 PINE CL
Mar 2026 · Floor 16 TO 18
+39.4% vs FV
Blk 3 PINE CL
Mar 2026 · Floor 16 TO 18
+39.4% vs FV
Blk 3 PINE CL
Aug 2024 · Floor 07 TO 09
+5.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 5 room unit located in Geylang reveals an estimated market value of $1,143,915, translating to $824 per square foot. With a remaining lease of 56 years, this property sits at a pivotal junction of potential appreciation and inherent risk, given the diminishing leasehold period. This valuation places the property significantly above the baseline market expectations, registering a remarkable 118.5% difference. Such a premium suggests strong buyer competition or unique property attributes that may not be immediately apparent from standard market analytics.
However, it is crucial to note the model confidence associated with this valuation remains low, primarily due to the reliance on only two recent HDB resale transactions in the vicinity. This limited data set may not fully capture the broader market dynamics at play, including shifts in demand, buyer sentiment, and socio-economic factors influencing the Geylang area. As market conditions remain volatile, potential investors should approach this valuation with caution, weighing the implications of the property’s remaining lease against the buoyant market signals it currently projects.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.