11 Upper Boon Keng Road 380011, Boon Keng, Central Region, Singapore
$3,100 /month









2 Bedroom City-Fringe Home with Superb Connectivity & Convenience Discover this well-maintained 2-bedroom unit located in a highly sought-after city-fringe neighbourhood, perfect for both homeowners and investors. With an efficient layout and bright interiors, this home offers a comfortable living space within close proximity to the heart of the city. ★ Public Transport Access ★ • Kallang MRT (EW10) – Approx. 350m / 5 min walk • Bus Stop (Bef Kallang Station, along Sims Ave) – Approx. 300m / 4 min walk ★ Daily Essentials ★ • FairPrice Upper Boon Keng – Approx. 300m / 4 min walk • Sheng Siong Supermarket (Blk 301 Geylang Rd) – Approx. 850m / 11 min walk • Upper Boon Keng Market & Food Centre – Approx. 350m / 5 min walk ★ Food & Lifestyle ★ • Geylang Lorong food stretch – Approx. 700m / 9 min walk • Old Airport Road Food Centre – Approx. 1.5km / 4 min drive or 20 min walk • Kallang Riverside Park – Approx. 450m / 6 min walk • Singapore Sports Hub / Kallang Wave Mall – Approx. 1.9km / 6 min drive ★ Shopping & Malls ★ • Bugis Junction / Bugis+ – Approx. 3.5km / 8 min drive • Paya Lebar Quarter (PLQ) / Paya Lebar Square – Approx. 4.2km / 10 min drive • Suntec City – Approx. 4.2km / 9 min drive
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…
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Estimated sale value based on 98 HDB resale transactions (data.gov.sg) · 5 outliers removed (IQR)
Fair Value
S$284,055
S$406 psf
Asking Price
S$3,100
S$5 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
98 comps
Nearest MRT
Kallang
319m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
98 comparable transactions
S$564
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.686
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$406
Recent Comparable Transactions
10 shown · 98 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 111 ALJUNIED CRES Floor 04 TO 06 | 721sqft | S$410,000 | ▲S$569 +40.1% vs FV | 99yr from 1978 |
Apr 2026 | Blk 111 ALJUNIED CRES Floor 04 TO 06 | 721sqft | S$410,000 | ▲S$569 +40.1% vs FV | 99yr from 1978 |
Oct 2025 | Blk 115 ALJUNIED AVE 2 Floor 01 TO 03 | 732sqft | S$420,000 | ▲S$574 +41.4% vs FV | 99yr from 1975 |
Jun 2025 | Blk 111 ALJUNIED CRES Floor 07 TO 09 | 721sqft | S$450,000 | ▲S$624 +53.7% vs FV | 99yr from 1978 |
Mar 2025 | Blk 111 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$458,000 | ▲S$635 +56.4% vs FV | 99yr from 1978 |
Jun 2026 | Blk 98 ALJUNIED CRES Floor 10 TO 12 | 700sqft | S$435,000 | ▲S$622 +53.2% vs FV | 99yr from 1975 |
Jun 2026 | Blk 99 ALJUNIED CRES Floor 07 TO 09 | 721sqft | S$400,000 | ▲S$555 +36.7% vs FV | 99yr from 1978 |
Jun 2026 | Blk 10 HAIG RD Floor 13 TO 15 | 700sqft | S$420,000 | ▲S$600 +47.8% vs FV | 99yr from 1976 |
May 2026 | Blk 95 ALJUNIED CRES Floor 04 TO 06 | 700sqft | S$370,000 | ▲S$529 +30.3% vs FV | 99yr from 1975 |
May 2026 | Blk 37 CIRCUIT RD Floor 10 TO 12 | 624sqft | S$338,000 | ▲S$541 +33.3% vs FV | 99yr from 1972 |
May 2026 | Blk 17 EUNOS CRES Floor 01 TO 03 | 753sqft | S$390,000 | ▲S$518 +27.6% vs FV | 99yr from 1977 |
Blk 111 ALJUNIED CRES
Apr 2026 · Floor 04 TO 06
+40.1% vs FV
Blk 111 ALJUNIED CRES
Apr 2026 · Floor 04 TO 06
+40.1% vs FV
Blk 115 ALJUNIED AVE 2
Oct 2025 · Floor 01 TO 03
+41.4% vs FV
Blk 111 ALJUNIED CRES
Jun 2025 · Floor 07 TO 09
+53.7% vs FV
Blk 111 ALJUNIED CRES
Mar 2025 · Floor 10 TO 12
+56.4% vs FV
Blk 98 ALJUNIED CRES
Jun 2026 · Floor 10 TO 12
+53.2% vs FV
Blk 99 ALJUNIED CRES
Jun 2026 · Floor 07 TO 09
+36.7% vs FV
Blk 10 HAIG RD
Jun 2026 · Floor 13 TO 15
+47.8% vs FV
Blk 95 ALJUNIED CRES
May 2026 · Floor 04 TO 06
+30.3% vs FV
Blk 37 CIRCUIT RD
May 2026 · Floor 10 TO 12
+33.3% vs FV
Blk 17 EUNOS CRES
May 2026 · Floor 01 TO 03
+27.6% vs FV
HELIOS AI Analysis
The AI-driven Automated Valuation Model (AVM) estimates the fair value at $284,055.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.