21 Joo Seng Road 360021, Joo Seng, Central Region, Singapore
$1,299,999

RARE EM @ JOO SENG | BOUGHT RECESS AREA (100% PRIVACY) | TOP FLOOR | <1KM MARIS STELLA & CEDAR Don’t pay $1.1M for a small Bidadari flat. Buy a "Landed House" in the sky. This is a rare Executive Maisonette (EM). HDB doesn't build these anymore. You get 2 storeys, 4 bedrooms, and huge space for a much lower PSF price. Why this unit is a "Must Buy": 1. YOU OWN THE CORRIDOR (Rare!) This unit has a "Bought Recess Area." - 100% Privacy: The corridor outside your door belongs to YOU. No neighbors walking past your window. - More Space: Use the extra foyer for a shoe cabinet, plants, or a nice entrance area. 2. HUGE SIZE vs GOOD PRICE - Size: Approx 152 sqm (1,636 sqft). - Value: You are paying only ~$794 PSF. Nearby Bidadari 4-room flats are selling for over $900 PSF. - The Logic: Why buy small when you can get ~60% MORE space here? 3. TOP SCHOOLS FOR YOUR KIDS (<1KM) Save the stress of P1 Registration. You are within 1km of: - Maris Stella High School (Primary) - Cedar Primary School - Also nearby: Canossa Catholic Primary. 4. THE MAISONETTE LAYOUT - Top Floor: High privacy, bright, and windy. No West Sun. - Level 1: Huge living hall + Granny Room (Common room). - Level 2: 3 big bedrooms upstairs. - Condition: Original/Average. Selling vacant. - Benefit: You don't need to pay to hack someone else's renovation. Design your dream home from scratch! 5. PURE SELLING - NO EXTENSION - Keys on hand. - We can complete the transaction fast. Unit Details: - Blk 21 Joo Seng Road - Executive Maisonette (EM) - Balance Lease: ~61 Years - Open to All Races 2026 February (Check for current month) 中文核心信息 (Key Highlights) - 罕见顶楼复式 (EM): 像住在空中排屋,双层设计,空间宽敞。 - 已买下走廊 (Recess Area): 享有绝对隐私,门前空间归您所有,无邻居经过。 - 超大面积: 152 平方米 (约 1636 平方尺) - 比新组屋大很多! - 名校: 1公里内有 海星中学 (Maris Stella) 和 四德小学 (Cedar Primary)。 - 价格合理: 尺价仅约 ~$794 PSF - 比 Bidadari 新组屋便宜。 - 空房出售 (Vacant): 无需延期 (No Extension),拿钥匙即可装修。 Call for an exclusive viewing today. Kar Loon | ERA | 9349 XXXX
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Automated Valuation based on 27 HDB resale transactions (data.gov.sg) · 5 outliers removed (IQR)
Fair Value
S$945,658
S$578 psf
Asking Price
S$1.30M
S$795 psf
vs Market
+37.5%
vs Last Done
+21.4%
Tenure
60 yrs
99-year Leasehold · Balance remaining
Confidence
High
27 comps
Nearest MRT
Mattar
817m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
27 comparable transactions
S$662
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.857
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$578
Recent Comparable Transactions
10 shown · 27 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 +13.3% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▲S$655 +13.3% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▲S$633 +9.5% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▲S$600 +3.8% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▲S$680 +17.6% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +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 +10.0% 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 +21.1% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▲S$597 +3.3% 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 +24.9% 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 +26.6% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
+13.3% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
+13.3% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
+9.5% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
+3.8% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
+17.6% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+20.9% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
+10.0% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+21.1% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
+3.3% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+24.9% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+26.6% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $945,658.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.