Lorong Marican, Kembangan, East Region, Singapore
$6,000,000























Jalan Kechot | D14 | Freehold | Corner Terrace | 4 Beds + 4 Baths | Great Layout | Great Connectivity Unit Details: * Freehold * Land: 3,443sqft * Build-up: Est. 4,000sqft * Land Plot Depth: 32.3mx1.4m * Land Plot Width: 7.4mx12.8m * Park 1-2 Car * Gate & Main Door Facing: North * Back Facing: South * Potential for A&A & Rebuild Level Configuration: L1: Front Car Porch, Alfresco Area, Living, Dining, Granny’s Room, Store, Bath, Dry & Wet Kitchen, Backyard, Helper’s Room, Helper’s Bathroom L2: Family Area, Master Bedroom with Ensuite, 2 Common Bedrooms with Ensuite Transports: Eunos MRT (EW7) | 0.40KM Kembangan MRT (EW6) | 0.74KM Buses to many parts of Singapore: NR7, 15, 21, 25, 51, 55, 60, 61, 63M, 63, 93, 94, 854, 966 Shopping Malls: KINEX | 1.50KM i12 Katong | 1.83KM Katong Square | 1.84KM Groceries: NTUC Fairprice @ 5 Eunos Cres | 0.31KM Prime supermarket @ 37 Eunos Rd 2 | 0.50KM Eateries: Eunos Crescent Market and Food Centre | 0.27KM Kim San Leng Food Centre | 0.45KM Geylang Serai Market | 1.07KM Primary Schools: Maha Bodhi Sch | 0.94KM Haig Girls’ Sch | 1.14KM Telok Kurau Pri Sch | 1.17KM St. Stephen's Sch | 1.26KM CHIJ (Katong) Pri | 1.77KM Tao Nan Sch | 1.91KM Tanjong Katong Pri Sch | 1.94KM Opera Estate Pri Sch | 1.96KM Secondary Schools: Manjusri Sec Sch | 0.83KM Recreation: Wisma Geylang Serai | 1.20KM Disclaimer: All sizes, measurements, drawings, etc. included herewith are based on estimates, not drawn to scale & are subject to final survey & shall not form part of any offer, contract/constitute any warranty by the Agent or Estate Agency & shall not be regarded as statements or representations of fact. For viewing arrangements, kindly contact Adrian Lim @ 8.1.8.3.2.3.3.3 John Lin @ 9.0.9.2.9.2.8.8 Jesslin Ong @ 9.0.4.6.3.5.8.8 PLB Realty Jalan Daud Jalan Ishak Lorong Melayu Lorong Marzuki Lorong Marican Lorong Salleh Jalan Ismail Jalan Yasin Lorong Sarina Jalan Hussein Lengkong Empat Lengkong Tiga Lengkong Dua Lengkong Satu Lengkong Lima
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
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$2.73M
S$682 psf
Asking Price
S$6.00M
S$1,500 psf
vs Market
+120.0%
vs Last Done
+129.0%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kembangan
585m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$682
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 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -7.2% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -12.0% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.7% 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 +2.6% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.5% 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 +5.9% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Geylang, with a remaining lease of 82 years, stands at an estimated value of $2,727,059, translating to a price per square foot (PSF) of $682. This valuation positions the property significantly above the market baseline, reflecting a notable 120% difference. The high valuation can be attributed to several compelling market dynamics, including the strategic location of Geylang, which is increasingly favored for its proximity to urban amenities and transport links.
Our analysis is grounded in a robust dataset of 37 recent HDB resale transactions within the vicinity, reinforcing our confidence in this valuation. The model confidence is rated as high, indicating a reliable forecast aligned with current market trends. The Geylang area has demonstrated resilience and demand, particularly for larger HDB units such as this executive flat, which cater to families seeking spacious living environments. With the remaining lease of 82 years, this property not only offers a substantial duration for potential appreciation but also enhances its attractiveness to prospective buyers looking for long-term investment opportunities in a vibrant neighborhood.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.