Jalan Waringin, Kembangan, East Region, Singapore
$5,500,000
Freehold Corner Terrace in Jalan Waringin. Three storeys of spacious living. Land size : ~ 3222 Sqft Built up: ~ 3500 Sqft (approximate and subject to final survey). No of bedrooms: 4 good size ensuite bedrooms plus granny bedroom plus helper room. Renovated, very well maintained, good move-in condition. Level 1: Beautiful garden with verdant greenery. Car porch possible to park two cars Patio area for your relaxing morning tea or evening drinks Living and dining room Granny room with attached helper room , bathroom and powder room. Storage space Level 2: Junior master bedroom and common bedroom, all ensuite . Family area Balcony space Level 3: Master bedroom and common bedroom, all ensuite . Family area Contact Ella at 9780XXXX now and be one of the first to view this exclusive listing. Disclaimer: 1) All land & built-up areas are based on approximate measurements & are subject to final survey & shall not form part of any offer or contract or constitute any warranty by the salesperson & shall not be regarded as statements or representations of fact.
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Total Transactions
21
Average Price
S5.0M
Total Value
S104.6M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 40 HDB resale transactions (data.gov.sg)
Fair Value
S$2.38M
S$681 psf
Asking Price
S$5.50M
S$1,707 psf
vs Market
+130.9%
vs Last Done
+144.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
40 comps
Nearest MRT
Kembangan
664m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$635
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$681
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.6% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.6% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.6% 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 +2.8% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.3% 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 +6.0% 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 +7.5% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -6.5% 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 +9.0% vs FV | 99yr from 1987 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -1.9% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.6% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.6% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.6% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.6% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.8% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.3% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+6.0% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+7.5% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-6.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+9.0% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-1.9% vs FV
HELIOS AI Analysis
The HDB Executive property located in Geylang, with a remaining lease of 75 years, has been appraised at a remarkable estimated value of $2,381,764, translating to an impressive $681 per square foot. This valuation positions the property significantly above the market baseline, reflecting a notable 130.9% premium. Such a deviation indicates a strong demand for HDB properties in this vibrant locale, which is characterized by its unique blend of cultural heritage and modern urban living.
The high model confidence rating, derived from an analysis of 40 recent HDB resale transactions in the vicinity, underscores the robustness of this valuation. The elevated price point suggests that buyers are willing to invest at a premium for the lifestyle and amenities that Geylang offers, despite the property's relatively extensive remaining lease. This trend not only highlights the attractiveness of the area but also underscores the resilience of the HDB market in Singapore, where strategic location and potential for appreciation continue to drive values upward.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.