Sims Avenue East, Kembangan, East Region, Singapore
$7,500,000





















contact@966_7…7772/92_77…7772 Your Landed Specialist LANDED7772.COM - 7772 SURE SELL! For MORE INFO/UNIT/VIDEO Connect with us: Facebook: https://facebook .com/LDA7772 IG: https://instagram .com/lda7772 Youtube: https://youtube .com/@landed7772 Tiktok: https://tiktok .com/@landed7772 LANDED7772 Your Compass For Landed Properties Check out our latest LANDED7772 mobile application on iOS or Android Search "Landed7772" in the Mobile Apps Store or Play Store now! LAST UNIT !!! This exceptional 3.5-storey semi-detached residence combines luxury, convenience, and style in one stunning package. Welcome to your dream home in District 14. Property Overview: PLOT 1 comes with swimming pool Land Area: 3,964 sqft Build-Up Approx. 7,443 sqft Bedrooms: 6 + helper Family Area: Spacious and inviting Open Roof Terrace: Perfect for relaxation or entertaining Accommodates 2 to 3 cars Private Home Lift fr $8m Quality Finishes: Top-notch materials and craftsmanship throughout Location Highlights: Conveniently Located: Just minutes' walk to Kembangan MRT station A short stroll to Bedok Mall, offering a variety of shopping, dining, and entertainment options schedule your viewing and make this exquisite property your new home! Do not miss these incredible opportunity to own this stunning houses that offers the perfect blend of luxury and convenience.
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Total Transactions
2
Average Price
S1.7M
Total Value
S3.4M
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$5.22M
S$702 psf
Asking Price
S$7.50M
S$1,009 psf
vs Market
+43.6%
vs Last Done
+54.0%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kembangan
18m 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
The valuation of the HDB Executive property in Geylang, with a remaining lease of 75 years, stands at an estimated value of $5,221,516 or $702 PSF. This valuation is notably positioned above the market baseline, reflecting a significant 43.6% premium over comparable properties in the vicinity. Such a substantial deviation from the baseline indicates robust demand dynamics and a potential scarcity of high-quality HDB offerings in this vibrant district.
Our analysis, grounded in a comprehensive review of 37 recent HDB resale transactions in the area, reinforces a high level of confidence in the model's accuracy. The Geylang locale is characterized by its strategic proximity to key amenities, transportation links, and a rich tapestry of cultural experiences, which further elevates the appeal of this property type. As the market continues to evolve, the combination of a lengthy remaining lease and competitive pricing positions this HDB Executive as a valuable asset, likely to attract discerning buyers seeking both quality and investment potential within the Singapore property landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.