Lorong Marican, Kembangan, East Region, Singapore
$6,800,000
Experience modern luxury in the heart of the Kembangan landed enclave. This newly completed freehold residence offers a seamless blend of sophisticated design, multi-generational functionality, and unparalleled convenience. Property Overview Type: 3-Storey Semi-Detached with Attic, Lift, and Pool Tenure: Freehold Land Size: approx. 2,160 sqft Built-up Area: approx. 4,166 sqft Configuration: 6 Bedrooms + 1 Helper’s Room | 5 Bathrooms Parking: Spacious car porch for up to 3 cars Key Highlights Modern Architectural Design: A stunning contemporary facade with clean lines and premium finishes throughout. Private Lift & Pool: A home lift serving all levels for elderly-friendly accessibility and a private swimming pool perfect for relaxation or hosting guests. Thoughtful Layout Level 1: Grand living and dining area with high ceilings, open-concept dry/wet kitchen, and en-suite helper's room. Level 2: Luxurious Master Bedroom with walk-in wardrobe and two additional spacious bedrooms. Level 3: Junior Master Suite and two more common bedrooms. Attic: A versatile open roof terrace offering breezy views, ideal for a sky garden or outdoor gym. Prime Location & Connectivity: MRT: 9-minute walk (approx. 730m) to Kembangan MRT (EW6). Schools: Within 1km of Eunos Primary School and close to Telok Kurau Primary and St. Stephen's School. Lifestyle: Minutes away from the vibrant eateries and cafes at Siglap, Frankel, and Joo Chiat. Expressways: Quick access to PIE and ECP for a smooth commute to the CBD and Changi Airport.
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 38 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.81M
S$674 psf
Asking Price
S$6.80M
S$3,148 psf
vs Market
+142.1%
vs Last Done
+481.9%
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$630
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$674
Recent Comparable Transactions
10 shown · 38 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -19.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -19.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -5.6% 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 +3.9% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -11.4% 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 +7.1% 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 +8.6% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -5.5% 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 +10.1% vs FV | 99yr from 1987 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -0.9% vs FV | 99yr from 1986 |
Jun 2025 | Blk 335 UBI AVE 1 Floor 01 TO 03 | 1,636sqft | S$850,000 | ▼S$520 -22.8% vs FV | 99yr from 1985 |
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-19.7% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-19.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-5.6% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+3.9% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+7.1% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+8.6% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-5.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+10.1% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-0.9% vs FV
Blk 335 UBI AVE 1
Jun 2025 · Floor 01 TO 03
-22.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Geylang, with a remaining lease of 82 years, stands at an estimated value of $2,809,021, translating to a price per square foot (PSF) of $674. This valuation is notably above the market baseline, reflecting a significant 142.1% premium. Such a pronounced difference suggests robust demand dynamics in the Geylang area, which is characterized by its strategic location, vibrant community, and accessibility to essential amenities and transport links.
A comprehensive analysis based on 38 recent HDB resale transactions in the vicinity reinforces the confidence in this valuation, with a high model confidence rating indicating the reliability of the data. The premium pricing can be attributed to several factors, including the limited availability of HDB Executive flats in desirable locations, the sustained interest from buyers seeking larger living spaces, and the overall upward trend in property values within the region. As the market continues to evolve, the remaining lease of 82 years positions this property favorably, appealing to both owner-occupiers and investors alike.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.