Lengkong Tiga, Kembangan, East Region, Singapore
$4,200,000






Don’t miss this rarely available, beautifully renovated terrace home tucked away in a quiet cul-de-sac — offering the perfect blend of privacy, comfort, and convenience. Step inside to discover bright, breezy, and spacious living & dining areas designed for modern family living. With no split levels and a move-in-ready condition, this home offers a seamless and functional layout that’s both elegant and practical. Key Highlights: - Renovated & Move-In Ready – Save time and money, just bring your luggage! - Spacious Living & Dining Areas – Perfect for family gatherings and entertaining guests - Bright, Breezy & No Split Levels – Seamless flow and natural ventilation throughout - Short Walk to Kembangan MRT – Easy access to city and everyday conveniences - Within 1KM to St. Stephen’s School – A top choice for families with school-going children - Close to Amenities, Cafés & Eateries – Enjoy lifestyle conveniences right at your doorstep This is a rare opportunity to own a beautifully upgraded terrace home in a prime East-side location — ideal for families who value space, style, and superb connectivity.
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Total Transactions
24
Average Price
S5.3M
Total Value
S126.5M
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$1.68M
S$702 psf
Asking Price
S$4.20M
S$1,750 psf
vs Market
+149.4%
vs Last Done
+167.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kembangan
314m away · +5% 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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$702
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 -6.7% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -6.7% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -9.8% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -14.5% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -3.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▼S$699 -0.4% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -22.9% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -9.4% 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 -0.3% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -15.0% 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 +2.8% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-9.8% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-14.5% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-3.1% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
-0.4% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-22.9% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-9.4% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
-0.3% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-15.0% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+2.8% vs FV
HELIOS AI Analysis
This valuation report focuses on a prestigious HDB Executive unit located in the vibrant Geylang district, which boasts a remaining lease of 75 years. The estimated market value of this property stands at an impressive $1,684,360, translating to $702 PSF. Notably, the valuation indicates a significant market signal, with the price reflecting a remarkable 149.4% difference from the baseline, suggesting that this property is positioned well above the prevailing market rates.
The high model confidence of this valuation is supported by an analysis of 37 recent HDB resale transactions within the vicinity, reinforcing the strength and resilience of the Geylang real estate market. The combination of a lengthy remaining lease and strong demand dynamics in the area further enhances the investment appeal of this property. As urban development continues to unfold in Geylang, the strategic location and the executive layout of this HDB unit are expected to attract discerning buyers and investors, solidifying its status as a premium asset in Singapore's competitive housing landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.