PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 2.5 + mezz Storey Detached @ Lynwood Grove/ Lorong Chuan MRT/St Gabriel's Pri - Tenure : Freehold - Land : 4725 sqft - Build : 9322 sqft - Facing : NEE - Rooms : 6 + 1 - Bath : 7 Features : - Luxurious Detached Home in Prestigious 2-Storey Bungalow Zone Nestled in an exclusive and tranquil enclave, this stunning detached house offers an unparalleled lifestyle of privacy and prestige. Located within a coveted 2-storey bungalow zone, the property is surrounded by serene greenery and elegant residences, making it an ideal sanctuary for discerning homeowners. Conveniently situated just an 11-minute walk to Lorong Chuan MRT, this residence ensures seamless connectivity while preserving the peace and exclusivity of its surroundings. Grand & Expansive Living Spaces Step into a home designed for grandeur, with a massive and opulent master suite that serves as a private retreat. Boasting generous proportions, this exquisite space is perfect for relaxation and luxury living. A15 - Resort-Style Pool with Jacuzzi Indulge in resort-style living with a sparkling swimming pool complete with a jacuzzi, perfect for unwinding after a long day or entertaining guests in style. Proximity to Renowned School Families will appreciate the prime location within 1km of prestigious schools, ensuring priority admission for young learners. The esteemed institutions nearby include: - St. Gabriel’s Primary School - Yangzheng Primary School - Kuo Chuan Presbyterian Primary School With its prestigious address, spacious interiors, and luxurious amenities, this detached home presents a rare opportunity to own a distinguished property in a sought-after neighborhood.
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 40 HDB resale transactions (data.gov.sg)
Fair Value
S$6.34M
S$681 psf
Asking Price
S$13.98M
S$2,959 psf
vs Market
+120.4%
vs Last Done
+323.3%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
40 comps
Nearest MRT
Lorong Chuan
546m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$635
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$681
Recent Comparable Transactions
10 shown · 40 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 +2.6% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.6% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.6% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.6% 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 +2.8% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.3% 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 +6.0% 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 +7.5% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -6.5% 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 +9.0% vs FV | 99yr from 1987 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -1.9% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.6% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.6% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.6% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.6% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.8% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.3% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+6.0% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+7.5% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-6.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+9.0% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-1.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Geylang, with an estimated value of $6,343,659 or $681 PSF, presents a compelling example of the current dynamics shaping the Singaporean real estate landscape. With a remaining lease of 84 years, this property maintains robust appeal among potential buyers, particularly in an area known for its vibrant culture and strategic location. The analysis indicates that the property is currently valued at 120.4% above the baseline, highlighting a market signal that suggests a strong demand trajectory and the potential for continued appreciation in value.
This valuation is underpinned by a comprehensive review of 40 recent HDB resale transactions within the vicinity, which lends a high degree of confidence to the model. The elevated market signal not only reflects the desirability of Geylang as a locale but also indicates an underlying trend of increasing buyer sentiment towards HDB properties with extended leases. As such, this executive flat stands poised not only as a residential option but also as a strategic investment in a market that continues to evolve.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.