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…
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Automated Valuation based on 37 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.77M
S$682 psf
Asking Price
S$9.90M
S$3,147 psf
vs Market
+107.4%
vs Last Done
+380.5%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Lorong Chuan
546m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
37 comparable transactions
S$637
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$682
Recent Comparable Transactions
10 shown · 37 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -7.2% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -12.0% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.7% 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 +2.6% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.5% 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 +5.9% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.9% vs FV
HELIOS AI Analysis
This valuation report focuses on an HDB Executive property located in the vibrant district of Geylang, which boasts a remaining lease of 84 years. With an estimated value of $4,772,354, translating to a notable $682 per square foot, this property presents a compelling investment opportunity. The valuation reflects a market signal that is decidedly above the baseline, with a striking 107.4% differential. Such a premium indicates robust demand dynamics, particularly in a location where lifestyle amenities and connectivity are highly sought after.
The strong market signal is supported by a comprehensive analysis of 37 recent HDB resale transactions within the vicinity, which underpins the model’s high confidence rating. This indicates a healthy competitive environment, where buyers are willing to pay a premium for well-located properties like this one. The enduring desirability of Geylang, coupled with its significant remaining lease period, positions this HDB Executive as a strategic asset for discerning investors looking to capitalize on the evolving landscape of Singapore's property market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.