Hougang Street 21, Lorong Ah Soo, North-east Region, Singapore
$5,450,000











Nestled in the heart of Jalan Lepas, this corner terrace gem presents an exceptional opportunity for discerning buyers seeking to craft their dream home. With a generous land area of 3,246 square feet, this property holds immense potential, whether you choose to renovate the original structure or start anew. Comprising six spacious bedrooms and two bathrooms, the layout offers a versatile canvas for family living. The kitchen is complemented by a charming backyard, perfect for al fresco dining or cultivating your favorite herbs and flowers. The garage provides convenient parking while ensuring your vehicles are well-protected. The location is equally enticing, with top-tier educational institutions such as Xing Hua Primary School and Paya Lebar Methodist Girls School Primary and Secondary just within 1km. This makes it an ideal choice for families prioritizing quality education for their children. Transportation is a breeze with Kovan MRT (<10 mins) nearby, granting easy access to the wider cityscape. A multitude of supermarkets and eateries in close proximity ensures that daily conveniences are always at your fingertips. For leisure and shopping, both Promenade@Pelikat and Kovan Heartlane Mall are less than ten minutes away, offering a delightful mix of retail therapy and culinary experiences. This property’s original condition allows for creative freedom in design while providing an advantageous location that promises lifestyle benefits. Whether you’re looking to invest or create a bespoke family sanctuary, this residence at Jalan Lepas is a canvas waiting for your vision. Seize this unique opportunity and imagine the possibilities! These are A.I created digital images of the interior Interested in your new landed home? P.M Eugene at 9.7.9.7.2.7.7.4 for viewing
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3010903A
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Automated Valuation based on 220 HDB resale transactions (data.gov.sg) · 9 outliers removed (IQR)
Fair Value
S$2.34M
S$668 psf
Asking Price
S$5.45M
S$1,558 psf
vs Market
+133.3%
vs Last Done
+136.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
220 comps
Nearest MRT
Kovan
466m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
220 comparable transactions
S$605
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$668
Recent Comparable Transactions
10 shown · 220 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 633 HOUGANG AVE 8 Floor 07 TO 09 | 1,593sqft | S$1,050,000 | ▼S$659 -1.3% vs FV | 99yr from 1987 |
Jan 2026 | Blk 633 HOUGANG AVE 8 Floor 07 TO 09 | 1,593sqft | S$1,050,000 | ▼S$659 -1.3% vs FV | 99yr from 1987 |
Jan 2026 | Blk 654 HOUGANG AVE 8 Floor 01 TO 03 | 1,572sqft | S$920,000 | ▼S$585 -12.4% vs FV | 99yr from 1987 |
Jan 2026 | Blk 615 HOUGANG AVE 8 Floor 10 TO 12 | 1,604sqft | S$980,000 | ▼S$611 -8.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 615 HOUGANG AVE 8 Floor 10 TO 12 | 1,528sqft | S$1,000,000 | ▼S$654 -2.1% vs FV | 99yr from 1986 |
Nov 2025 | Blk 628 HOUGANG AVE 8 Floor 04 TO 06 | 1,593sqft | S$988,000 | ▼S$620 -7.2% vs FV | 99yr from 1986 |
Nov 2025 | Blk 633 HOUGANG AVE 8 Floor 01 TO 03 | 1,625sqft | S$909,940 | ▼S$560 -16.2% vs FV | 99yr from 1987 |
Aug 2025 | Blk 628 HOUGANG AVE 8 Floor 07 TO 09 | 1,593sqft | S$994,000 | ▼S$624 -6.6% vs FV | 99yr from 1986 |
Jul 2025 | Blk 633 HOUGANG AVE 8 Floor 04 TO 06 | 1,593sqft | S$980,000 | ▼S$615 -7.9% vs FV | 99yr from 1987 |
Jul 2025 | Blk 646 HOUGANG AVE 8 Floor 01 TO 03 | 1,625sqft | S$990,000 | ▼S$609 -8.8% vs FV | 99yr from 1987 |
Jul 2025 | Blk 615 HOUGANG AVE 8 Floor 01 TO 03 | 1,604sqft | S$888,888 | ▼S$554 -17.1% vs FV | 99yr from 1986 |
Blk 633 HOUGANG AVE 8
Jan 2026 · Floor 07 TO 09
-1.3% vs FV
Blk 633 HOUGANG AVE 8
Jan 2026 · Floor 07 TO 09
-1.3% vs FV
Blk 654 HOUGANG AVE 8
Jan 2026 · Floor 01 TO 03
-12.4% vs FV
Blk 615 HOUGANG AVE 8
Jan 2026 · Floor 10 TO 12
-8.5% vs FV
Blk 615 HOUGANG AVE 8
Jan 2026 · Floor 10 TO 12
-2.1% vs FV
Blk 628 HOUGANG AVE 8
Nov 2025 · Floor 04 TO 06
-7.2% vs FV
Blk 633 HOUGANG AVE 8
Nov 2025 · Floor 01 TO 03
-16.2% vs FV
Blk 628 HOUGANG AVE 8
Aug 2025 · Floor 07 TO 09
-6.6% vs FV
Blk 633 HOUGANG AVE 8
Jul 2025 · Floor 04 TO 06
-7.9% vs FV
Blk 646 HOUGANG AVE 8
Jul 2025 · Floor 01 TO 03
-8.8% vs FV
Blk 615 HOUGANG AVE 8
Jul 2025 · Floor 01 TO 03
-17.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Hougang, with a remaining lease of 75 years, is estimated at $2,336,352, translating to a price per square foot (PSF) of $668. This valuation positions the property significantly above the current market baseline, reflecting a remarkable 133.3% difference. Such a premium valuation indicates strong demand and a robust market sentiment for HDB properties in this vicinity, particularly given the high model confidence level derived from an analysis of 220 recent HDB resale transactions in the area.
The underlying dynamics contributing to this elevated valuation can be attributed to several factors. First, the enduring appeal of the Hougang area, with its strategic location and community amenities, continues to attract buyers seeking both investment potential and quality living. Additionally, the 75-year remaining lease offers a substantial timeframe for prospective homeowners, mitigating concerns often associated with shorter leases, which can affect property desirability. This combination of favorable lease duration and market resilience positions the property as a premium offering in a competitive landscape, suggesting a strong likelihood of appreciation in value over the medium to long term.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.