Lengkong Lima, Kembangan, East Region, Singapore
$6,600,000
Property Highlights: Type: Semi D Storey: 2 Land Size: Approx. 3,300 sqft Build Up Size: Approx. 3,500 sqft Bedrooms: 4 Bathrooms: 4 Frontage: Approx. 10.4m Depth: Approx. 30m Tenancy End: 01-Nov-2026 * Can sell with tenancy or vacant Possession Property Details: 1st Storey • Living • Dining • Granny’s Room • Bathroom • Wet Kitchen 2nd Storey • Master Ensuite Bedroom • 2 Common Bedrooms • Share Bathroom PM Ten Fong @ 9 2 2 6 8 4 9 1 For An Exclusive Viewing Appointment Now! Disclaimer: The information provided in this advertisement is for general informational purposes only and does not constitute an offer, contract, or guarantee of any kind. All property details, including but not limited to prices, availability, specifications, and features, are subject to change without prior notice. Images, floor plans, and descriptions are for illustrative purposes only and may differ from the actual property. Buyers and tenants are encouraged to conduct their own due diligence and verify all information with the developer, seller, or relevant authorities before making any decisions. The advertiser assumes no liability for any inaccuracies, errors, or omissions in this listing. #D14 #CornerTerrace #InterTerrace #SemiD #Freehold #LandedHouse #dreamhome #JlnYasin #JlnKechot #JlnIsmail #JlnIshak #JlnDaud #LorSarina #LorMarican #LorMazuki #LorMelayu #LorMydin #LengkongSatu #LengkongDua #LengkongTiga #LengkongEmpat #LengkongLima #LengkongEnam #LengkongTujoh #LorKembangan #JlnKembangan #TamanKembangan #TamanSelamat #JlnSenyum #JlnSelamat #JlnSenang #JlnSayang #JlnSenangCrescent #JlnParas #JlnKrian #JlnSentosa #JlnGrisek #JalanLapang #JlnLana #JlnWaringin #WaringinPark #KembanganMRT
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Total Transactions
4
Average Price
S5.4M
Total Value
S21.8M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$2.40M
S$684 psf
Asking Price
S$6.60M
S$2,000 psf
vs Market
+175.6%
vs Last Done
+194.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Kembangan
710m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
38 comparable transactions
S$639
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$684
Recent Comparable Transactions
10 shown · 38 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.6% vs FV | 99yr from 1985 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.9% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -7.0% 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 +2.3% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.7% 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 +5.6% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 10 TO 12 | 1,572sqft | S$1,150,000 | ▲S$732 +7.0% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -6.9% vs FV | 99yr from 1987 |
Jun 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,550sqft | S$1,150,000 | ▲S$742 +8.5% vs FV | 99yr from 1987 |
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.6% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.6% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.2% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.9% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-7.0% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.3% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.6% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+7.0% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-6.9% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+8.5% vs FV
HELIOS AI Analysis
The current valuation of the HDB Executive unit in Geylang stands at an impressive $2,395,121, translating to a significant $684 per square foot (PSF). This valuation is notably above the market baseline, with a striking 175.6% difference indicating strong demand and desirability for properties in this enclave. The remaining lease of 75 years adds to the attractiveness of this listing, appealing to both owner-occupiers and investors who recognize the long-term potential of HDB properties in prime locations.
Market dynamics in the Geylang area reflect robust activity, as evidenced by the analysis of 38 recent HDB resale transactions in the vicinity. The high model confidence associated with this valuation underscores the reliability of the data and the current market conditions. Buyers are drawn to Geylang not only for its strategic location and amenities but also for the potential appreciation in value, making this executive unit a noteworthy investment opportunity in Singapore’s competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.