Lorong Melayu, Kembangan, East Region, Singapore
$5,900,000
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Total Transactions
3
Average Price
S798K
Total Value
S2.4M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 2657 URA transactions · 23 outliers removed (IQR)
Fair Value
S$3.91M
S$1,564 psf
Asking Price
S$5.90M
S$1,686 psf
vs Market
+50.9%
Confidence
High
2657 comps
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
2657 comparable transactions
S$1,564
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,564
Recent Comparable Transactions
| Date | Block / Street | Area (sqft) | Price | PSF |
|---|---|---|---|---|
| 2025-08 | JALAN PARAS | 7,004 | S$7,300,000 | S$1,042 |
| 2025-08 | JALAN PARAS | 1,887 | S$3,950,000 | S$2,093 |
| 2025-08 | LENGKONG TIGA | 1,238 | S$1,738,880 | S$1,405 |
| 2025-08 | LENGKONG SATU | 4,306 | S$5,589,188 | S$1,298 |
| 2025-08 | CHANGI ROAD | 1,076 | S$1,300,000 | S$1,208 |
Showing 5 most recent transactions from 2657 total comparables used in valuation.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.