Jalan Sayang, Kembangan, East Region, Singapore
$3,999,999
Terra Villas | Freehold Strata Landed | Jalan Sayang, District 14 5 Bedrooms Ensuite Basement Family Area Bomb Shelter Laundry Room Home Shelter Build up area 3,995sqft Exceptional layered living just 200m (under 5 mins walk) to Kembangan MRT. Developed by Tiong Aik, Terra Villas is an exclusive enclave of only 7 units, offering true low-density living in a mature and well-connected neighbourhood. The basement level functions as a versatile secondary living space, complete with 2 private parking lots, a family room, utility areas, and a storage ideal for entertainment, work, or multi-generational use. On the main living floor, the home opens up into a spacious living and dining area, complemented by a dry and wet kitchen configuration perfect for hosting while maintaining practicality. A rear outdoor extension further enhances the space, offering an ideal setting for gatherings or relaxation. The upper 2 floors house well-separated ensuite bedrooms, benefiting from good natural light, ventilation, and privacy, especially as a corner unit. All bathrooms are naturally ventilated, and the layout avoids long corridor inefficiencies. At the top, the attic level serves as a flexible private suite ideal as a master retreat, guest room, or home office. 距离Kembangan MRT仅约200米(步行不到5分钟)。由 Tiong Aik 开发的 Terra Villas 是一个仅有7个单位的精品住宅项目,提供真正低密度的居住环境,坐落于成熟且交通便利的社区之中。 这套住宅建筑面积约 3,995平方英尺,采用多层次精心设计的布局,打造出超越传统格局的立体居住体验。 主生活层为宽敞的客厅与餐厅空间,并配备干湿分离厨房设计,在方便日常使用的同时,也非常适合接待宾客。后方还设有户外延伸空间,为家庭聚会或休闲放松提供理想场所。 地下层设计为多功能的第二生活空间,配备2个私人停车位、家庭活动室、储藏空间以及实用区域,非常适合用于娱乐、办公或多代同堂居住使用。 楼上的两层设有布局良好的套房式卧室,每个房间都享有良好的自然采光、通风和隐私,尤其作为角头单位更具优势。所有浴室均为自然通风设计,整体布局避免了冗长走廊造成的空间浪费。 顶层阁楼被设计为灵活的私人套房空间,可作为主人套房、客房或家庭办公室使用。
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Total Transactions
2
Average Price
S3.6M
Total Value
S7.1M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 76 HDB resale transactions (data.gov.sg)
Fair Value
S$1.76M
S$704 psf
Asking Price
S$4.00M
S$2,500 psf
vs Market
+127.1%
vs Last Done
+267.6%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
76 comps
Nearest MRT
Kembangan
241m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
76 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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$704
Recent Comparable Transactions
10 shown · 76 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 -3.4% vs FV | 99yr from 1985 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -3.4% vs FV | 99yr from 1985 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -3.4% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▼S$699 -0.7% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▼S$699 -0.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -23.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -23.2% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -9.7% vs FV | 99yr from 1987 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -9.7% 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 -0.6% 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 -0.6% vs FV | 99yr from 1987 |
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-3.4% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-3.4% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-3.4% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
-0.7% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
-0.7% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-23.2% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-23.2% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-9.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-9.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
-0.6% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
-0.6% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Geylang, with a remaining lease of 89 years, stands at an estimated value of $1,761,118, translating to $704 PSF. This figure reflects a significant market signal, indicating a valuation that is approximately 127.1% above the baseline. Such a premium valuation underscores the robust demand for HDB properties in this vibrant urban locale, where accessibility and amenities converge to create a highly desirable living environment.
The high model confidence, derived from an analysis of 76 recent HDB resale transactions in the vicinity, reinforces the credibility of this valuation. The Geylang area, known for its rich cultural tapestry and proximity to the Central Business District, attracts a diverse demographic of buyers. As the market continues to evolve, the remaining lease of 89 years adds a layer of stability and long-term value potential, making this property an appealing option for both investors and homebuyers seeking to capitalize on Singapore's dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.