Lynwood Grove, Lorong Chuan, North-east Region, Singapore
$13,380,000
Nestled within a prestigious bungalow-only enclave in the highly sought-after Central East of Singapore, this exceptional residence offers a rare blend of privacy, exclusivity, and luxury living. Designed with a Master Duplex Penthouse concept, the home features expansive interiors and a thoughtful layout that enhances both comfort and functionality. The property boasts 6+1 spacious en-suite bedrooms, making it ideal for large or multi-generational families. Resort-style living is at the heart of the home, highlighted by a stunning 20m swimming pool and a tranquil Jacuzzi bay, perfect for relaxation or hosting guests. Set in a serene yet well-connected neighbourhood, residents enjoy close proximity to reputable schools, as well as lifestyle and dining options at nearby hubs such as Siglap Centre, Bedok Mall, and East Coast Park. Daily conveniences, including supermarkets and essential services, are just minutes away. With easy access to major expressways and nearby MRT stations, commuting across Singapore is seamless. Held on a coveted freehold tenure, this rare landed home offers both timeless value and an elevated lifestyle in one of the city’s most desirable residential enclaves. Call Harry Yap at Landedelite @ + 65 9452 XXXX www.landedelite.com
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$6.36M
S$684 psf
Asking Price
S$13.38M
S$2,832 psf
vs Market
+110.2%
vs Last Done
+316.5%
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$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 DoneApr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.6% vs FV | 99yr from 1985 |
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 |
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 |
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 |
Jul 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,593sqft | S$1,150,000 | ▲S$722 +5.6% 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 +7.0% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -6.9% 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 +8.5% vs FV | 99yr from 1987 |
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.6% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.6% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.2% 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
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.6% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+7.0% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-6.9% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+8.5% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Geylang, with a remaining lease of 84 years, stands at an estimated value of $6,364,178, translating to a price per square foot (PSF) of $684. This valuation places the property significantly above the market baseline, reflecting a robust premium of 110.2%. Such a substantial deviation from the baseline indicates a strong demand for HDB properties in the Geylang area, highlighting the area's desirability and its potential for future appreciation.
Our analytical model, which is anchored by a comprehensive review of 38 recent HDB resale transactions in the vicinity, demonstrates a high level of confidence in this valuation. The data suggests that buyers are willing to invest beyond the standard market rates, potentially driven by factors such as proximity to key amenities, transport links, and a vibrant community atmosphere. As Singapore's real estate dynamics continue to evolve, properties like this Executive HDB with an extended leasehold present an attractive proposition for both owner-occupiers and savvy investors seeking stable returns in a competitive market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.