Lorong Marican, Kembangan, East Region, Singapore
$3,880,000








Sole Exclusive Marketing Agent – Open to Co-Broke Call or text now for an exclusive viewing! Plot ratio 1.4 (According to URA) Maximum 5 storeys (According to URA) 2-Storey Corner Terrace in Prime Kembangan Enclave 7.5 metre wide frontage Park up to 2 cars in your own porch, with ample visitor parking available Estimated Build-Up Area 2000 - 2100sq ft Approx. 10-min walk to Eunos MRT Key Highlights: Located in a sought after landed enclave in Kembangan Ideal for minor A&A or a complete rebuild – unlock the property’s full potential Easy access to PIE and ECP – get to town or the airport effortlessly Surrounded by daily conveniences: Coffee shops, eateries, hawker centres Wet markets & supermarkets Within 1KM of MOE Primary Schools: Maha Bodhi School Telok Kurau Primary School Within 1-2KM: Haig Girls’ School Opera Estate Primary CHIJ (Katong) Primary St. Stephen’s School Don't miss this rare opportunity! Text or call now for a private viewing. east coast joo chiat kembangan eunos lorong salleh jalan ismail jalan awang opera estate jalan kechot jalan yasin Disclaimer: The information provided in this listing, including but not limited to photos, graphics, renderings, and plans, is intended for reference purposes only. All details are subject to change based on the requirements or requests of the respective owners and/or relevant authorities. No part of this listing should be construed as a commitment, warranty, or guarantee (either expressed or implied). All measurements and areas mentioned are approximate and subject to final survey and verification. We do not take responsibility for any inaccuracies, changes, or discrepancies that may arise. Please confirm all information before making any decisions or commitments.
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 37 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$1.43M
S$682 psf
Asking Price
S$3.88M
S$1,848 psf
vs Market
+171.0%
vs Last Done
+182.1%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kembangan
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
37 comparable transactions
S$637
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$682
Recent Comparable Transactions
10 shown · 37 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -7.2% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -12.0% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.7% vs FV | 99yr from 1987 |
Oct 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$1,100,000 | ▲S$700 +2.6% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.5% vs FV | 99yr from 1986 |
Jul 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,593sqft | S$1,150,000 | ▲S$722 +5.9% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.9% vs FV
HELIOS AI Analysis
In the vibrant neighborhood of Geylang, this HDB Executive property boasts a remaining lease of 82 years, positioning it favorably within the competitive landscape of Singapore's real estate market. With an estimated value of $1,431,706, translating to $682 PSF, this property is currently valued above market expectations, displaying a remarkable 171% difference from the baseline. This premium valuation underscores the strong demand for HDB properties in the area, driven by both location desirability and the inherent value of extended lease tenures.
Our analysis, grounded in data from 37 recent HDB resale transactions in the vicinity, indicates a high model confidence in these findings. The substantial premium indicates a robust market signal, suggesting that buyers are willing to pay a premium for properties that offer not only spacious living conditions but also the potential for long-term appreciation. This HDB Executive's valuation reflects not only current market dynamics but also the ongoing appeal of Geylang as a sought-after residential enclave, characterized by its unique blend of cultural vibrancy and connectivity to key amenities.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.