Resort-Style Cluster Bungalow with Pool Outlook and Multi-Generational Flexibility A rare freehold cluster bungalow offering generous space across four levels, thoughtfully planned for modern family living. From private basement parking to expansive living zones and a pool-facing layout, this residence is ready for immediate move-in and effortless entertaining. Property Info - Bedrooms/Bathrooms: 5 bedrooms, 5 bathrooms - Basement: 2 private carpark lots, 1 bedroom, 1 bathroom, 2 storerooms, dedicated laundry yard - Level 1: Landscaped living and dining opening towards the pool, dry and wet kitchen, powder room - Level 2: Master room with walk-in wardrobe and bathtub; 1 ensuite bedroom with attached bathroom - Level 3: 2 spacious bedrooms connected to a balcony, additional storeroom, 1 common bathroom - Location Highlights: About 2 bus stops to Lorong Chuan MRT; approx. 8 minutes’ drive to NEX and Junction 8 Nearby Schools - St. Gabriel’s Primary School (0.59 km) - Nanyang Junior College (0.83 km) - Bethesda (Bukit Arang) Kindergarten (0.83 km) - First Toa Payoh Primary School (0.84 km) - MOE Kindergarten @ First Toa Payoh (0.84 km) - Zion Bishan Kindergarten (0.86 km) - Yangzheng Primary School (0.87 km) - Kuo Chuan Presbyterian Primary School (0.97km) - MOE Kindergarten @ Yangzheng (0.87 km) - Lumiere Montessori House (0.92 km) - Zhonghua Secondary School (0.94 km) MRT/LRT - Lorong Chuan (0.85 km) Secure this exceptional freehold home today. Contact SUMMER XIA at 8668XXXX to arrange a private viewing and discover the space, privacy, and convenience your family deserves.
Loading map...
Total Transactions
3
Average Price
S3.1M
Total Value
S9.2M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 38 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.50M
S$674 psf
Asking Price
S$4.90M
S$944 psf
vs Market
+40.1%
vs Last Done
+74.5%
Tenure
86 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Lorong Chuan
831m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
38 comparable transactions
S$630
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$674
Recent Comparable Transactions
10 shown · 38 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -19.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -19.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -5.6% 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 +3.9% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -11.4% 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 +7.1% 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 +8.6% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -5.5% 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 +10.1% vs FV | 99yr from 1987 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -0.9% vs FV | 99yr from 1986 |
Jun 2025 | Blk 335 UBI AVE 1 Floor 01 TO 03 | 1,636sqft | S$850,000 | ▼S$520 -22.8% vs FV | 99yr from 1985 |
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-19.7% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-19.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-5.6% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+3.9% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+7.1% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+8.6% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-5.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+10.1% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-0.9% vs FV
Blk 335 UBI AVE 1
Jun 2025 · Floor 01 TO 03
-22.8% vs FV
HELIOS AI Analysis
The HDB Executive property located in Geylang, with an impressive remaining lease of 86 years, showcases a valuation of approximately $3,498,128, translating to a price per square foot (PSF) of $674. This valuation is particularly noteworthy as it positions the property significantly above the baseline market level, reflecting a substantial 40.1% premium. The high confidence level associated with this model underscores the robustness of the data, derived from an analysis of 38 recent HDB resale transactions in the vicinity, providing a reliable benchmark for prospective buyers and investors.
This elevated market signal is indicative of rising demand for HDB properties in the Geylang area, driven by its strategic location and the enduring appeal of executive flats, which cater to a diverse demographic. The remaining lease of 86 years further enhances the property's attractiveness, as it offers potential buyers a long-term investment horizon in a dynamic urban environment. As market conditions continue to evolve, this valuation reflects not only the intrinsic value of the property but also the broader trends influencing the HDB landscape in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.