Lorong Marican, Kembangan, East Region, Singapore
$6,800,000
Lorong Marican A rare opportunity to own a brand new designer Semi-Detached home in the charming landed enclave of Lorong Marican. Thoughtfully crafted for multi-generational living, this home offers generous space, privacy, and modern luxury — all in one. Property Details: Land Size: 2,160 sqft Built-Up Area: 4,166 sqft 6 Spacious Bedrooms 5 Bathrooms Helper’s Room Private Swimming Pool Private Home Lift (serves all levels) Car Porch fits 3 Cars Bright, well-ventilated layout with quality finishes Designed with high ceilings, wide frontage, and functional space planning — ideal for large families who value comfort and lifestyle. Layout & Living Experience Enjoy expansive living and dining areas perfect for hosting. The private pool creates a resort-style ambience right at home. All bedrooms are generously sized, including ensuite options for family members. The home lift ensures convenience and accessibility for elderly family members — making this truly future-proof living. Prime Landed Enclave Quiet and exclusive neighbourhood Easy access to major expressways Short drive to MRT stations & amenities Within 1km school to: Maha Bodhi School Telok Kurau Primary School Within 2km to CHIJ (Katong) Primary Haig Girls' School Opera Estate Primary School St. Stephen's school Tao Nan School Enjoy peaceful landed living while staying well connected to the city. Why This Home? Brand new — move in immediately Rare 6-bedroom configuration Comes with pool + lift Parks 3 cars Ideal for multi-generation families Strong long-term value in landed zone Luxury, space, and comfort — all under one roof. Contact Pristine Lim for an exclusive private viewing today. Serious buyers welcome.
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg)
Fair Value
S$2.85M
S$684 psf
Asking Price
S$6.80M
S$3,148 psf
vs Market
+138.5%
vs Last Done
+362.9%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Kembangan
585m 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 unit in Geylang, with a remaining lease of 82 years, stands at an estimated value of $2,850,878, translating to a remarkable $684 PSF. This assessment positions the property significantly above the market average, reflecting a striking 138.5% premium over the baseline valuation. Such a substantial deviation indicates robust demand dynamics within the Geylang precinct, illustrating a preference for larger HDB configurations amidst the evolving urban landscape.
Market signals derived from 38 recent HDB resale transactions in the vicinity bolster this valuation with a high model confidence rating. The sustained interest in Geylang, known for its vibrant culture and strategic connectivity, underscores the area's attractiveness to both investors and owner-occupiers. The 82-year lease remaining further enhances the property's investment appeal, allowing for ample time to capitalize on potential capital appreciation. As market conditions continue to evolve, this HDB Executive unit exemplifies a compelling opportunity for discerning buyers seeking to leverage Singapore's dynamic real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.