8c Upper Boon Keng Road 383008, Boon Keng, Central Region, Singapore
$1,230,000





















Introducing an exceptional opportunity to own a stunning HDB apartment located at 8C Upper Boon Keng Road, nestled in the vibrant District 14. This property, constructed in 2016, offers a modern living experience with a high floor view that remains unblocked, ensuring ample natural light and an airy ambiance. Priced at S$1,300,000, this listing presents an attractive option for first-time home buyers, young professionals, and families seeking a balance of comfort and convenience. This spacious property boasts three well-appointed bedrooms and two bathrooms, designed to accommodate the needs of a growing family or professionals who require additional space for a home office. As a 99-year leasehold (L99) HDB apartment, it promises a secure and lasting investment in one of Singapore's most dynamic neighborhoods. Situated on Upper Boon Keng Road, this home offers easy access to a multitude of amenities and public transport options, making it an ideal choice for those who value connectivity and lifestyle. With its active status in the market, this apartment is ready for you to make it your own. Don't miss out on this rare chance to secure a quality home in a sought-after location. Contact Pei @ 97 100 155 Pls contact Pei @ Propnex 9710XXXX
The following locations are within radius of this property, with distance shown in kilometers.
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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
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Automated Valuation based on 146 HDB resale transactions (data.gov.sg) · 8 outliers removed (IQR)
Fair Value
S$1.11M
S$1,088 psf
Asking Price
S$1.23M
S$1,204 psf
vs Market
+10.6%
vs Last Done
+23.0%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
146 comps
Nearest MRT
Kallang
204m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
146 comparable transactions
S$987
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,088
Recent Comparable Transactions
10 shown · 146 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -10.0% vs FV | 99yr from 2016 |
Apr 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -10.0% vs FV | 99yr from 2016 |
Mar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▼S$957 -12.0% vs FV | 99yr from 2020 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▼S$961 -11.7% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▼S$996 -8.5% vs FV | 99yr from 2016 |
Mar 2026 | Blk 82B CIRCUIT RD Floor 01 TO 03 | 1,001sqft | S$920,000 | ▼S$919 -15.5% vs FV | 99yr from 2020 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$1,008,000 | ▼S$1,007 -7.4% vs FV | 99yr from 2016 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,020,888 | ▼S$1,020 -6.3% vs FV | 99yr from 2016 |
Jan 2026 | Blk 82B CIRCUIT RD Floor 01 TO 03 | 1,001sqft | S$925,000 | ▼S$924 -15.1% vs FV | 99yr from 2020 |
Jan 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$1,040,000 | ▼S$1,039 -4.5% vs FV | 99yr from 2020 |
Jan 2026 | Blk 18A CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$918,888.88 | ▼S$918 -15.6% vs FV | 99yr from 2016 |
Blk 17B CIRCUIT RD
Apr 2026 · Floor 07 TO 09
-10.0% vs FV
Blk 17B CIRCUIT RD
Apr 2026 · Floor 07 TO 09
-10.0% vs FV
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
-12.0% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-11.7% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-8.5% vs FV
Blk 82B CIRCUIT RD
Mar 2026 · Floor 01 TO 03
-15.5% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 10 TO 12
-7.4% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 16 TO 18
-6.3% vs FV
Blk 82B CIRCUIT RD
Jan 2026 · Floor 01 TO 03
-15.1% vs FV
Blk 83B CIRCUIT RD
Jan 2026 · Floor 04 TO 06
-4.5% vs FV
Blk 18A CIRCUIT RD
Jan 2026 · Floor 04 TO 06
-15.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Geylang, with a remaining lease of 90 years, stands at an estimated value of $1,111,831, equating to $1,088 per square foot. This pricing positions the property 10.6% above the market baseline, indicating a robust demand in this vibrant locale. Given the high model confidence derived from 146 recent HDB resale transactions in the vicinity, it is evident that this valuation reflects not only the intrinsic value of the property but also the prevailing market dynamics.
Geylang is known for its unique blend of heritage and modernity, attracting a diverse demographic of residents and investors. The remaining lease of 90 years significantly enhances the appeal, as properties with longer leases tend to command a premium in the market. The above-market valuation signals strong buyer interest and suggests that this property is well-positioned to capture the ongoing trends in the Singapore real estate landscape, particularly in a district characterized by its strategic location and evolving infrastructure.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.