Macpherson Lane, Macpherson, Central Region, Singapore
$5,980,000
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Total Transactions
54
Average Price
S1.3M
Total Value
S72.9M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 76 HDB resale transactions (data.gov.sg)
Fair Value
S$1.18M
S$393 psf
Asking Price
S$5.98M
S$1,446 psf
vs Market
+407.3%
vs Last Done
+106.9%
Tenure
41 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
76 comps
Nearest MRT
Tai Seng
487m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
76 comparable transactions
S$639
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.586
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$393
Recent Comparable Transactions
10 shown · 76 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +77.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +77.9% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +77.9% vs FV | 99yr from 1986 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▲S$668 +70.0% vs FV | 99yr from 1986 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▲S$668 +70.0% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▲S$636 +61.8% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▲S$636 +61.8% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▲S$630 +60.3% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▲S$630 +60.3% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▲S$614 +56.2% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▲S$614 +56.2% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+77.9% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+77.9% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+77.9% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
+70.0% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
+70.0% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
+61.8% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
+61.8% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
+60.3% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
+60.3% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
+56.2% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
+56.2% vs FV
HELIOS AI Analysis
In the vibrant locale of Geylang, the HDB Executive unit valued at $1,178,871 (approximately $393 PSF) stands out significantly in the current real estate landscape. With a remaining lease of 41 years, this property not only benefits from its strategic positioning within a sought-after district but also showcases a compelling market signal, indicating a valuation that is 407.3% above the baseline. This remarkable premium reflects the strong demand for HDB properties in the area, driven by both residential needs and investment potential.
The analysis is grounded on a robust dataset, incorporating insights from 76 recent HDB resale transactions in the vicinity, which enhances the model's confidence in this valuation. The elevated price point suggests a thriving market dynamic, where buyers are willing to invest significantly more for properties that offer not just shelter but also lifestyle advantages and future capital appreciation. Such metrics underscore the intrinsic value of this HDB Executive unit, making it a highly desirable asset for discerning buyers looking to capitalize on the unique opportunities presented within the Geylang district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.