Lengkong Tiga, Kembangan, East Region, Singapore
$8,500,000























Huge Land - 5500 Sqft! 3 mins to Kembangan MRT! - Land Size: ~5,500 sqft | Rare Dual-Key Configuration - 2 Homes on 1 Plot – A Single-Storey Semi-D + A Double-Storey Semi-D - Perfect for multi-generational living, rental income, or ultimate flexibility. Key Property Highlights - Unmatched Size – Huge 5,500 sqft land with spacious interiors - Dual-Key Design – 2 homes with separate entrances for privacy & flexibility - Multi-Gen Living – Ample bedrooms, multiple living/dining areas, and a helper’s room - Lifestyle Ready – Landscaped koi pond, fully air-conditioned, bright & breezy - Practical Convenience – Park up to 3 cars (2 sheltered) - Prime Location – Just 3 mins to Kembangan MRT, minutes to Eunos MRT, surrounded by eateries & amenities - Education Advantage – Within 1km to St Stephen’s & Telok Kurau Primary Schools A Rare Find! This one-of-a-kind property offers the space of two semi-Ds on one generous plot – the perfect blend of comfort, flexibility, and location. Homes of this size and design near MRT stations are extremely rare. Don’t miss your chance – schedule a viewing today!
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Total Transactions
8
Average Price
S3.4M
Total Value
S27.0M
Calculating fair value from URA transaction data…


License: L3002382K
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Automated Valuation based on 36 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.70M
S$698 psf
Asking Price
S$8.50M
S$1,604 psf
vs Market
+129.6%
vs Last Done
+145.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
36 comps
Nearest MRT
Kembangan
252m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
36 comparable transactions
S$634
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$698
Recent Comparable Transactions
10 shown · 36 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2024 | Blk 846 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,048,888 | ▼S$654 -6.3% vs FV | 99yr from 1985 |
Apr 2024 | Blk 846 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,048,888 | ▼S$654 -6.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +0.1% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -22.5% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -8.9% 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 -14.5% 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 +3.4% 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 +4.9% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -8.7% vs FV | 99yr from 1987 |
Jun 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,550sqft | S$1,150,000 | ▲S$742 +6.3% vs FV | 99yr from 1987 |
Blk 846 SIMS AVE
Apr 2024 · Floor 13 TO 15
-6.3% vs FV
Blk 846 SIMS AVE
Apr 2024 · Floor 13 TO 15
-6.3% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+0.1% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-22.5% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-8.9% 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
-14.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+3.4% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+4.9% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-8.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+6.3% vs FV
HELIOS AI Analysis
The HDB Executive property located in Geylang presents a compelling investment opportunity, with an estimated value of $3,701,935, translating to approximately $698 per square foot. This valuation is notable as it significantly exceeds the baseline market value by 129.6%, indicating a robust demand for HDB properties in this vibrant district. The remaining lease of 75 years enhances the attractiveness of this asset, providing prospective buyers with substantial longevity and security in their investment.
The valuation is backed by a high model confidence level, derived from an analysis of 36 recent HDB resale transactions within the vicinity. This data reinforces the prevailing market dynamics, which appear to favor properties in Geylang, a locality known for its strategic connectivity and diverse amenities. The elevated valuation signals strong buyer sentiment and an upward trajectory in property appreciation, positioning this HDB Executive as a prime candidate for discerning investors seeking long-term capital growth.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.