Clifton Vale, Lorong Chuan, North-east Region, Singapore
$9,900,000
2.5 Sty Brand New Maximized Layout Semi-Detached House with Basement, Lift and Pool Selling Price : S$9.9M Type : SD District : 13 Land Size (Approx.) : 3,146 sqft Build up (Approx.) : 7,000 sqft PSF : S$ 3,147 Zone Area : 2-STOREY MIXED LANDED Storey : 2.5 Rooms : 5 Tenure : FREEHOLD Facing : N TOP : 2027 Frontage approx. : 9.9m x 31.9m Park 2 cars Basemen: Household Shelter & Service/Storeroom Home Lift for convenient access Outdoor Patio with Swimming Pool Flexible Store (convertible into Wine Cellar & Bar Alcove) Entertainment Room & Guest Bath Additional Store Room, Laundry Room & Service Yard Level 1 Spacious Car Porch with Outdoor Bench & Planter Elegant Living & Dining Area Powder Room Fully equipped Dry & Wet Kitchen Helper’s Room with attached Bath Level 2 Roof Terrace for outdoor relaxation 2 Ensuite Bedrooms 2 Common Rooms with Jack‑and‑Jill Bathroom Level 3 Outdoor Terrace & Planter Luxurious Master Suite with Walk‑in Wardrobe, Study & Private Lounge 2sty Mixed Landed Zone 633m to Lorong Chuan MRT Station 1km to St.Gabriel's Primary School & Yangzheng Primary School
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
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$4.72M
S$674 psf
Asking Price
S$9.90M
S$3,147 psf
vs Market
+109.7%
vs Last Done
+481.7%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Lorong Chuan
546m 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
In an in-depth analysis of the recent HDB executive property valuation in Geylang, the estimated value stands at an impressive $4,719,911, translating to $674 PSF. This valuation reflects a significant market signal, as it exceeds the baseline by 109.7%, indicating robust demand and a competitive landscape for HDB properties in the area. With a remaining lease of 84 years, this property not only provides ample tenure for potential homeowners but also positions itself favorably in an ever-evolving real estate market.
The elevated valuation is strongly supported by a comprehensive analysis of 38 recent HDB resale transactions within the vicinity, which reinforces the model's confidence rating as high. Such a dynamic market environment suggests a growing interest in the Geylang area, driven by its strategic location and accessibility to urban amenities. This trend is likely to sustain property values, making this HDB executive not only a home but also a valuable asset for discerning investors looking for long-term gains in Singapore's competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.