5 Telok Blangah Crescent 090005, Telok Blangah Way, Central Region, Singapore
$460,000
Located in the highly sought-after Telok Blangah estate — a serene yet well-connected neighbourhood in the city fringe. Key Highlights Rare Newer Lease – Lease commenced in 1983, giving you a valuable 8-9 year advantage over many surrounding blocks. Bright & Airy – Excellent north-south orientation ensures minimal direct afternoon sun while maximizing natural light and ventilation throughout the day. Marble Flooring – Elegant and timeless marble flooring in the living areas adds a touch of sophistication and durability. Original Condition – Renovate to suit your own taste. Location Perks Peaceful residential enclave with greenery and open spaces Convenient access to amenities, eateries, and daily necessities Short drive to HarbourFront and the CBD Close proximity to parks and nature areas for weekend recreation This unit is perfect for families, downsizers, or buyers seeking a well-oriented, bright home with a longer remaining lease in a mature estate. Primary Schools Radin Mas Primary School - 0.6 km Blangah Rise Primary School – 1.2 km CHIJ Kellock Primary School – 1.0 km Gan Eng Seng Primary School – 1.0 km Zhangde Primary Schooll – 1.05 km Secondary Schools CHIJ St Theresa’s Convent – 0.35 km. Bukit Merah Secondary School – 1.25 km Gan Eng Seng School – 1.5 km Queenstown Secondary School – 1.9 km New Town Secondary School Contact me today to arrange a viewing and experience the comfort and breeze for yourself!
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 499 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$337,732
S$476 psf
Asking Price
S$460,000
S$648 psf
vs Market
+36.2%
vs Last Done
+8.9%
Tenure
47 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
499 comps
Nearest MRT
Tiong Bahru
1215m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
499 comparable transactions
S$708
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.671
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$476
Recent Comparable Transactions
10 shown · 499 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 36 BEO CRES Floor 04 TO 06 | 635sqft | S$378,000 | ▲S$595 +25.0% vs FV | 99yr from 1971 |
Mar 2026 | Blk 36 BEO CRES Floor 04 TO 06 | 635sqft | S$378,000 | ▲S$595 +25.0% vs FV | 99yr from 1971 |
Mar 2026 | Blk 128 BT MERAH VIEW Floor 19 TO 21 | 700sqft | S$350,000 | ▲S$500 +5.0% vs FV | 99yr from 1973 |
Mar 2026 | Blk 112 BT PURMEI RD Floor 13 TO 15 | 797sqft | S$528,000 | ▲S$663 +39.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 9 CANTONMENT CL Floor 25 TO 27 | 646sqft | S$720,000 | ▲S$1,115 +134.2% vs FV | 99yr from 2002 |
Mar 2026 | Blk 105A DEPOT RD Floor 01 TO 03 | 721sqft | S$630,000 | ▲S$874 +83.6% vs FV | 99yr from 2017 |
Mar 2026 | Blk 28 JLN BT MERAH Floor 01 TO 03 | 646sqft | S$322,000 | ▲S$499 +4.8% vs FV | 99yr from 1967 |
Mar 2026 | Blk 28 JLN BT MERAH Floor 10 TO 12 | 646sqft | S$330,000 | ▲S$511 +7.4% vs FV | 99yr from 1967 |
Mar 2026 | Blk 148 SILAT AVE Floor 13 TO 15 | 721sqft | S$468,000 | ▲S$649 +36.3% vs FV | 99yr from 1982 |
Mar 2026 | Blk 60 TELOK BLANGAH HTS Floor 04 TO 06 | 721sqft | S$428,000 | ▲S$593 +24.6% vs FV | 99yr from 1976 |
Feb 2026 | Blk 36 BEO CRES Floor 04 TO 06 | 635sqft | S$368,000 | ▲S$579 +21.6% vs FV | 99yr from 1971 |
Blk 36 BEO CRES
Mar 2026 · Floor 04 TO 06
+25.0% vs FV
Blk 36 BEO CRES
Mar 2026 · Floor 04 TO 06
+25.0% vs FV
Blk 128 BT MERAH VIEW
Mar 2026 · Floor 19 TO 21
+5.0% vs FV
Blk 112 BT PURMEI RD
Mar 2026 · Floor 13 TO 15
+39.3% vs FV
Blk 9 CANTONMENT CL
Mar 2026 · Floor 25 TO 27
+134.2% vs FV
Blk 105A DEPOT RD
Mar 2026 · Floor 01 TO 03
+83.6% vs FV
Blk 28 JLN BT MERAH
Mar 2026 · Floor 01 TO 03
+4.8% vs FV
Blk 28 JLN BT MERAH
Mar 2026 · Floor 10 TO 12
+7.4% vs FV
Blk 148 SILAT AVE
Mar 2026 · Floor 13 TO 15
+36.3% vs FV
Blk 60 TELOK BLANGAH HTS
Mar 2026 · Floor 04 TO 06
+24.6% vs FV
Blk 36 BEO CRES
Feb 2026 · Floor 04 TO 06
+21.6% vs FV
HELIOS AI Analysis
The valuation of the 3-room HDB unit in Bukit Merah, estimated at $337,732 or $476 per square foot, reflects a significant market signal, indicating an above-market valuation with a 36.2% premium over the baseline. This valuation is based on a robust dataset of 499 recent HDB resale transactions within the vicinity, which lends a high level of confidence to our model. The substantial variance from the baseline suggests a strong demand for properties in this area, likely driven by its strategic location and amenities.
With a remaining lease of 47 years, this HDB unit presents an intriguing investment opportunity, especially given the rarity of such properties in prime locations like Bukit Merah. The remaining lease term is crucial, as it impacts both the marketability and the potential appreciation of the property in the long term. Investors and homeowners alike should consider the underlying market dynamics, including the consistent demand for HDB units in mature estates, which is likely to sustain property values even as the lease period diminishes.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.