Changi Road, Frankel, East Region, Singapore
$10,200,000
A rare chance to own a large landed plot at an attractive entry price. With expansive land, wide frontage, and bungalow zoning, this property offers incredible potential for families or those looking to rebuild their dream home. Opportunities like this — combining size, location, and value — are extremely hard to come by. Why Buyers Will Love This Property - Huge Land Size – Approx. 7,130 sqft – Rare, expansive plot in a prime residential area - Only 14xx PSF – Attractive entry price for landed living - Built-Up Approx. 4,000 sqft – Generous existing living space - 5 Bedrooms | 3 Bathrooms – Ideal for large or multi-generation families - Wide Frontage (24.4m) – Excellent proportions for redevelopment - Depth 26.6m | Regular Shape – Flexible for efficient design planning - Zoning: 2 Storey Bungalow – Great potential to rebuild a luxury home - North-West Facing - Ample Parking Space – Can accommodate multiple cars within the compound Excellent for Families - Within 1KM to St. Stephen's School & Opera Estate Primary School Prime Location & Convenience - Close to Kembangan MRT Station - Surrounded by eateries, supermarkets, and daily amenities - Easy access to major roads and lifestyle hubs Large plots with bungalow zoning, wide frontage, and close proximity to MRT are extremely limited. Contact Ryan Heng at 9229*6425 to arrange a viewing now
Loading map...
Total Transactions
4
Average Price
S2.3M
Total Value
S9.0M
Calculating fair value from URA transaction data…


License: L3002382K
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$2.74M
S$684 psf
Asking Price
S$10.20M
S$1,431 psf
vs Market
+272.6%
vs Last Done
+104.7%
Tenure
93 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Kembangan
895m 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 DoneMar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.2% vs FV | 99yr from 1986 |
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 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -2.3% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▼S$636 -7.0% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▼S$630 -7.9% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▼S$614 -10.2% vs FV | 99yr from 1986 |
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 |
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 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.2% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.2% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-2.3% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
-7.0% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
-7.9% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
-10.2% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.6% 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
HELIOS AI Analysis
The subject property, an Executive HDB located in the vibrant Geylang district, boasts a remaining lease of 93 years, which significantly contributes to its high valuation of $2,737,281, translating to an impressive $684 per square foot. This valuation is notably positioned above the current market baseline, showcasing a substantial 272.6% deviation. Such a premium suggests robust demand dynamics in the Geylang area, where urban rejuvenation and continued infrastructural developments are driving heightened interest in residential properties.
Our model confidence in this valuation is categorized as high, supported by an extensive analysis of 38 recent HDB resale transactions within the vicinity. The consistent upward trend in transaction values indicates a resilient market, underscored by demographic shifts and increased desirability of the Geylang locale. As buyers increasingly seek well-located properties with extended leases, this Executive HDB stands out as a prime investment opportunity in a competitive landscape, reflecting both the enduring appeal of HDB living and the strategic significance of its location.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.