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 95 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$283,999
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
95 comps
Nearest MRT
Kallang
319m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
95 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 · 95 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2025 | Blk 115 ALJUNIED AVE 2 Floor 01 TO 03 | 732sqft | S$420,000 | ▲S$574 +41.4% vs FV | 99yr from 1975 |
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 |
Mar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +35.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 30 BALAM RD Floor 04 TO 06 | 614sqft | S$322,000 | ▲S$525 +29.3% vs FV | 99yr from 1973 |
Mar 2026 | Blk 25 EUNOS CRES Floor 04 TO 06 | 635sqft | S$370,000 | ▲S$583 +43.6% vs FV | 99yr from 1977 |
Mar 2026 | Blk 25 EUNOS CRES Floor 07 TO 09 | 635sqft | S$390,000 | ▲S$614 +51.2% vs FV | 99yr from 1977 |
Mar 2026 | Blk 91 PAYA LEBAR WAY Floor 10 TO 12 | 624sqft | S$350,000 | ▲S$561 +38.2% vs FV | 99yr from 1972 |
Feb 2026 | Blk 95 ALJUNIED CRES Floor 04 TO 06 | 700sqft | S$388,000 | ▲S$555 +36.7% vs FV | 99yr from 1975 |
Feb 2026 | Blk 97 ALJUNIED CRES Floor 01 TO 03 | 700sqft | S$350,000 | ▲S$500 +23.2% vs FV | 99yr from 1975 |
Blk 115 ALJUNIED AVE 2
Oct 2025 · Floor 01 TO 03
+41.4% 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 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+35.0% vs FV
Blk 30 BALAM RD
Mar 2026 · Floor 04 TO 06
+29.3% vs FV
Blk 25 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+43.6% vs FV
Blk 25 EUNOS CRES
Mar 2026 · Floor 07 TO 09
+51.2% vs FV
Blk 91 PAYA LEBAR WAY
Mar 2026 · Floor 10 TO 12
+38.2% vs FV
Blk 95 ALJUNIED CRES
Feb 2026 · Floor 04 TO 06
+36.7% vs FV
Blk 97 ALJUNIED CRES
Feb 2026 · Floor 01 TO 03
+23.2% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit located in Geylang, with a remaining lease of 48 years, stands at an estimated value of $283,999, translating to a price per square foot (PSF) of $406. This valuation reflects a stable market condition, as indicated by the 0% difference from the baseline market price. Such stability suggests a balanced equilibrium between supply and demand, reinforcing the confidence in the underlying asset value within this vibrant neighborhood.
The model confidence for this valuation is categorized as high, bolstered by the analysis of 95 recent HDB resale transactions in the vicinity. This substantial dataset provides a robust framework for understanding the local market dynamics. The longevity of the remaining lease, while progressively diminishing, remains a critical factor influencing buyer sentiment and investment potential. As Geylang continues to evolve as a desirable residential locale, characterized by its unique blend of cultural heritage and urban convenience, the performance of HDB units in this area is expected to remain resilient.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.