Lorong Marican, Kembangan, East Region, Singapore
$5,499,999







































Please contact 9 3 3 7 1 0 7 1 NoW to view Exclusive Listing! Welcome Direct READY Buyers. Offers below $5.2m have been rejected. Long Option will NOT be accepted. Asking $5.5m, with very slight nego. Please kindly first watch the attached video, view the attached Floor Plan & Read the Descriptions below of this property, prior to arranging for a viewing. Please Only Arrange to View if the location, facade, layout, asking price is a good match to your preference. + ORIGINAL Well-maintained CONDITION! + TOP 2000 + Spacious Sheltered Car Porch can park 2 cars. + Extra FREE carpark lots at the Cul De Sac. + With a flight of stairs from Front Car Porch to #01 Front Foyer. + 2 Ensuite Rooms on each floor, at Level 2 & 3. + 1 Common Room & 1 Common Bath on level 1. + MAIN ENTRANCE and Master Room of this Semi-D is FACING NORTH EAST. + BACK DOOR, Kitchen (level 1), 1 room on level 2, and 1 room on level 3 is FACING SOUTH WEST. + Conveniently situated in between Kembangan and Eunos MRT. + Short walk to MRT, Bus Stop, Eateries, Shops, Markets, Amenities. + Good schools, Expressways connectivity, Hospitals, Polyclinic within 1-2km. + Land size: 2328 sqft / 216.31 sqm + Built up: 3025 sqft / 281 sqm + Good Rectangular Regular Shape Land: Width: 8m / 8.1m Length: 26.8m / 27.1m Plot Ratio: 1.4 #03: Master & Junior Master rooms Renovated in 2015 with new wardrobes and bedframes (2 Huge Ensuite Spacious Rooms on #03); #02: 2 Ensuite Spacious Rooms, Family Room, 2nd Storeroom; #01: 1 Spacious Granny Room, 1 Common Toilet, 1st Store Room, 1 Spacious High Ceiling Living Room, and 1 Spacious Dining Area. No steps separating Living & Dining Room. Wet & Dry Kitchen, and Back Yard. (Current Wet Kitchen was originally a maid's room). Please contact 9 3 3 7 1 0 7 1 NoW to view
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
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$2.06M
S$682 psf
Asking Price
S$5.50M
S$1,819 psf
vs Market
+166.7%
vs Last Done
+177.7%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kembangan
585m 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
The valuation of the HDB Executive unit in Geylang, with a remaining lease of 82 years, has been estimated at an impressive $2,062,339, translating to approximately $682 per square foot. This valuation stands significantly above the market baseline, showcasing a notable 166.7% differential. Such a premium valuation indicates a strong demand for properties in this sought-after locale, driven by a combination of factors including the area's strategic location, accessibility, and evolving urban landscape.
Our analysis, grounded in data from 37 recent HDB resale transactions in the vicinity, reflects a high model confidence in this valuation. The robust performance of the Geylang property market suggests that buyers are increasingly willing to invest in units with extended lease periods, recognizing the potential for capital appreciation as the urban development landscape continues to evolve. This trend underscores the resilience of the HDB market, particularly for executive flats, which are increasingly viewed as a viable alternative to private housing in Singapore.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.