Lorong Marzuki, Kembangan, East Region, Singapore
$1,300 /month
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Total Transactions
3
Average Price
S1.4M
Total Value
S4.3M
Calculating fair value from URA transaction data…
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Sale-value benchmarks do not apply to individual rooms
Fair Value
NA
Not meaningful for room rentals
Asking Price
S$1,300
S$7 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
44 comps
Nearest MRT
Kembangan
364m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
44 comparable transactions
S$632
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$474
Recent Comparable Transactions
10 shown · 44 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 96 ALJUNIED CRES Floor 01 TO 03 | 592sqft | S$380,000 | ▲S$642 +35.4% vs FV | 99yr from 1979 |
May 2026 | Blk 96 ALJUNIED CRES Floor 01 TO 03 | 592sqft | S$380,000 | ▲S$642 +35.4% vs FV | 99yr from 1979 |
May 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 484sqft | S$260,000 | ▲S$537 +13.3% vs FV | 99yr from 1969 |
May 2026 | Blk 45 CIRCUIT RD Floor 04 TO 06 | 431sqft | S$298,000 | ▲S$692 +46.0% vs FV | 99yr from 1971 |
Apr 2026 | Blk 70 CIRCUIT RD Floor 10 TO 12 | 452sqft | S$280,000 | ▲S$619 +30.6% vs FV | 99yr from 1969 |
Apr 2026 | Blk 70 CIRCUIT RD Floor 01 TO 03 | 431sqft | S$283,000 | ▲S$657 +38.6% vs FV | 99yr from 1969 |
Mar 2026 | Blk 109 ALJUNIED CRES Floor 07 TO 09 | 484sqft | S$370,000 | ▲S$764 +61.2% vs FV | 99yr from 1986 |
Jan 2026 | Blk 96 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$320,000 | ▲S$661 +39.5% vs FV | 99yr from 1979 |
Jan 2026 | Blk 46 CIRCUIT RD Floor 07 TO 09 | 452sqft | S$290,288 | ▲S$642 +35.4% vs FV | 99yr from 1971 |
Dec 2025 | Blk 52 CIRCUIT RD Floor 07 TO 09 | 484sqft | S$280,000 | ▲S$578 +21.9% vs FV | 99yr from 1969 |
Dec 2025 | Blk 39 CIRCUIT RD Floor 04 TO 06 | 506sqft | S$285,000 | ▲S$563 +18.8% vs FV | 99yr from 1971 |
Blk 96 ALJUNIED CRES
May 2026 · Floor 01 TO 03
+35.4% vs FV
Blk 96 ALJUNIED CRES
May 2026 · Floor 01 TO 03
+35.4% vs FV
Blk 70 CIRCUIT RD
May 2026 · Floor 10 TO 12
+13.3% vs FV
Blk 45 CIRCUIT RD
May 2026 · Floor 04 TO 06
+46.0% vs FV
Blk 70 CIRCUIT RD
Apr 2026 · Floor 10 TO 12
+30.6% vs FV
Blk 70 CIRCUIT RD
Apr 2026 · Floor 01 TO 03
+38.6% vs FV
Blk 109 ALJUNIED CRES
Mar 2026 · Floor 07 TO 09
+61.2% vs FV
Blk 96 ALJUNIED CRES
Jan 2026 · Floor 10 TO 12
+39.5% vs FV
Blk 46 CIRCUIT RD
Jan 2026 · Floor 07 TO 09
+35.4% vs FV
Blk 52 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
+21.9% vs FV
Blk 39 CIRCUIT RD
Dec 2025 · Floor 04 TO 06
+18.8% vs FV
HELIOS AI Analysis
The valuation of the HDB 2 Room unit in Geylang, with a remaining lease of 50 years, stands at an estimated value of $94,840 or $474 PSF. This valuation reflects a critical intersection of market demand and the unique characteristics of the property. With a model confidence rated as High, this assessment is substantiated by a thorough analysis of 44 recent HDB resale transactions in the vicinity, ensuring that the valuation is both relevant and reliable.
Notably, the market signal indicates a 0% difference from the baseline, suggesting that the property is currently priced at market equilibrium. This stability in pricing may reflect the ongoing demand for HDB units in Geylang, despite the property’s remaining lease. The dynamics of the HDB market in Singapore, particularly in established neighborhoods like Geylang, are influenced by factors such as location, accessibility, and community amenities, all of which contribute to the perceived value of this unit. As the market continues to evolve, potential buyers and investors should remain cognizant of the implications of lease duration on future resale potential, particularly as this unit approaches its mid-term lease expiration.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.