Jalan Yasin, Kembangan, East Region, Singapore
$12,800,000
Call/Whatsapp 请速电 Edison 连国雄@ 8821—-9988 for an Exclusive Viewing! Brand New Semi-Detached House | Freehold | District 14 | Move-In Ready Discover modern luxury living in the heart of Kembangan / Eunos with this brand new semi-detached house. Key Highlights: • Spacious land size with excellent development potential • Contemporary design featuring high-quality finishes — ideal for growing families or multi-generational living • Freehold tenure — own it forever with total peace of mind • Rare opportunity to own a newly completed semi-detached in a quiet, established landed enclave Prime Location Advantages: • Within walking distance to Kembangan MRT (EW6) and Eunos MRT (EW7) • Close to popular primary schools, including those within 1km radius • Easy access to Paya Lebar Central, Geylang Serai, major expressways, and daily amenities This is a rare chance to secure a brand new semi-detached home in one of District 14’s sought-after landed neighbourhoods — perfect as a family home or a high-value asset with strong long-term appreciation potential. Disclaimer: All land/unit sizes, built-up areas and cardinal directions are based on approximate measurements and are subject to final survey.
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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$3.20M
S$682 psf
Asking Price
S$12.80M
S$2,412 psf
vs Market
+299.5%
vs Last Done
+268.2%
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 property located in Geylang, with a remaining lease of 82 years, stands at an estimated value of $3,204,295, translating to approximately $682 PSF. This valuation positions the property significantly above the market baseline, reflecting a remarkable 299.5% difference from standard pricing in the vicinity. Such a premium valuation indicates a robust demand for HDB properties in Geylang, driven by the area's strategic location and appeal to both homeowners and investors alike.
The model confidence for this valuation is rated as high, derived from a comprehensive analysis of 37 recent HDB resale transactions within the vicinity. This strong data backing underscores the prevailing market dynamics, where the combination of limited supply and a growing interest in Geylang's vibrant neighborhood has led to an upward trajectory in property values. As the HDB market continues to evolve, it is crucial for prospective buyers and investors to consider both the lease tenure and the surrounding market signals when making informed decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.