Changi Road, Frankel, East Region, Singapore
$9,400,000












Proudly presented is this timeless and spacious freehold semi-detached house in the highly sought-after Telok Kurau locale. This exceptional property offers a perfect blend of nostalgic and timeless comfort, set within a serene and prestigious neighbourhood. A rare opportunity to own a substantial freehold land property, perfect for a growing family or as a premium investment. Property Highlights: *Spacious & Well-Proportioned*: This generous semi-D sits on a large freehold plot, offering ample living space across multiple levels. The layout is ideal for both intimate family living and grand-scale entertaining. *Modern Interiors & Finishes:* Meticulously maintained, the house features contemporary finishes, high ceilings, and an abundance of natural light, creating a bright and airy ambiance throughout. *Excellent Outdoor Living:* Enjoy private outdoor spaces perfect for relaxation or hosting gatherings. The well-designed grounds provide a tranquil escape in the heart of the city. *Prime Freehold Location:* Situated in the desirable Lorong G, you are moments away from a plethora of dining options, cafes, and convenience stores. The area is renowned for its charming, leafy streets and strong community vibe. *Great Connectivity:* Excellent access to major expressways (ECP, PIE) and public transport links. Renowned schools, Katong Shopping Centre, Parkway Parade, and East Coast Park are all just a short drive away.
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Total Transactions
2
Average Price
S1.6M
Total Value
S3.1M
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$2.09M
S$477 psf
Asking Price
S$9.40M
S$2,147 psf
vs Market
+349.5%
vs Last Done
+207.2%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kembangan
418m away · +5% 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)
×0.714
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$477
Recent Comparable Transactions
10 shown · 37 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 +46.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +46.5% vs FV | 99yr from 1986 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▲S$668 +40.0% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▲S$636 +33.3% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▲S$630 +32.1% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▲S$614 +28.7% vs FV | 99yr from 1986 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▲S$655 +37.3% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▲S$633 +32.7% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▲S$600 +25.8% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▲S$680 +42.6% vs FV | 99yr from 1985 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▲S$541 +13.4% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+46.5% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+46.5% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
+40.0% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
+33.3% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
+32.1% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
+28.7% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
+37.3% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
+32.7% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
+25.8% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
+42.6% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
+13.4% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit in Geylang, with a remaining lease of 50 years, stands at an estimated value of $2,091,127, translating to a price per square foot (PSF) of $477. Notably, this valuation reflects a substantial market signal, indicating a premium pricing level that is 349.5% above the baseline for similar properties in the region. This elevated valuation is underpinned by robust demand dynamics and a limited supply of HDB Executive units in Geylang, which continues to attract buyers looking for spacious living options in a prime urban location.
The confidence in this valuation is rated as high, supported by the analysis of 37 recent HDB resale transactions in the vicinity. The strong market activity and the significant price differential suggest that buyers are willing to pay a premium for quality units, particularly in sought-after neighborhoods like Geylang. This trend may be indicative of broader market sentiments, where buyers are increasingly valuing the potential for long-term appreciation in property value, despite the remaining lease period. As the market continues to evolve, it will be crucial for stakeholders to monitor these dynamics closely to make informed investment decisions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.