Lynwood Grove, Lorong Chuan, North-east Region, Singapore
$5,200,000
Discover your dream home! This stunning 4942 sqft cluster house at 1A, Lynwood Grove, Singapore, is now available for sale. Featuring 5 spacious bedrooms and 6 modern bathrooms, this property is perfect for families seeking luxury and comfort. Located just a short distance from Lorong Chuan MRT Station (1.3 km), commuting is a breeze. Families will appreciate the proximity to reputable educational institutions like the Australian International School Singapore (1.6 km) and Shaws Preschool @ Braddell (1.5 km). For your daily needs, ACE Signature @ NTP+ supermarket is merely 1.4 km away, while Bishan Neighbourhood Centre (East) shopping mall is just 1.5 km from your doorstep. Enjoy a host of project amenities including a refreshing lap pool and 24-hour security for your peace of mind. Inside the house, you'll find top-notch features such as a modern kitchen with a kitchen island, bedroom cabinets for ample storage, and a home theatre system for your entertainment needs. With a perfect blend of convenience and luxury, this property is a must-see! Don't miss this opportunity to elevate your lifestyle; contact us today to schedule a viewing!
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Total Transactions
1
Average Price
S3.4M
Total Value
S3.4M
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$3.38M
S$684 psf
Asking Price
S$5.20M
S$1,052 psf
vs Market
+53.8%
vs Last Done
+50.5%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Lorong Chuan
834m 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 HDB Executive apartment located in Geylang exhibits a notable valuation of $3,381,911, translating to a price per square foot (PSF) of $684. This valuation is indicative of a premium positioned above the market baseline, reflecting a significant 53.8% difference from average comparable sales in the vicinity. The remaining lease of 82 years further enhances the property's appeal, as it provides prospective buyers with a substantial tenure that is increasingly sought after in the current market dynamics.
Our analysis is backed by a robust dataset of 38 recent HDB resale transactions in the Geylang area, which reinforces a high model confidence in this valuation. The elevated market signal suggests strong demand for HDB properties in this locale, driven by Geylang's strategic location, vibrant community amenities, and increasing interest from both owner-occupiers and investors. As the market continues to evolve, this property stands as a compelling opportunity for discerning buyers looking to capitalize on Singapore's real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.