Playfair Road, Joo Seng, Central Region, Singapore
$6,630,000

















Luxurious Modern Inter-Terrace with Pool & Lift | 2.5-Storey Rebuilt Home Experience the pinnacle of contemporary living in this exquisitely rebuilt inter-terrace home, designed for both luxury and comfort. Spanning a generous site area of 222.5 sqm (2,394.97 sqft) with a total GFA of 429.06 sqm (4,618.36 sqft), this stunning residence offers spacious interiors, premium finishes, and top-tier amenities, including a private pool and home lift. Key Features: ✅ Expansive Living & Dining Areas – A grand open-concept hall on Level 1, perfect for entertaining and family gatherings. ✅ Private Pool – Enjoy a resort-style experience with a beautifully integrated swimming pool. ✅ Gourmet Kitchen – Thoughtfully designed for culinary enthusiasts, with ample storage and high-end appliances. ✅ 6 Ensuite Bedrooms – Every bedroom is a private retreat, complete with ensuite bathrooms. ✅ Master Suite Sanctuary – A luxurious master bedroom with an elegant ensuite and ample wardrobe space. ✅ Junior Master Bedroom – Ideal for multigenerational living or added flexibility. ✅ Home Lift – Seamless access to all levels for convenience and future-proofed living. Layout Overview:
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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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Automated Valuation based on 37 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.24M
S$702 psf
Asking Price
S$6.63M
S$1,436 psf
vs Market
+104.6%
vs Last Done
+119.2%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Tai Seng
304m 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)
×1.050
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$702
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 -6.7% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -6.7% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -9.8% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -14.5% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -3.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▼S$699 -0.4% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -22.9% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -9.4% 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 -0.3% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -15.0% 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 +2.8% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-6.7% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-9.8% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-14.5% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-3.1% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
-0.4% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-22.9% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-9.4% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
-0.3% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-15.0% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+2.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Geylang, with a remaining lease of 75 years, indicates a robust market position, reflected in its estimated value of $3,240,990, or $702 PSF. This valuation stands at a striking 104.6% above the baseline market signal, underscoring a significant demand in the area. Such a premium valuation can be attributed to several factors, including Geylang's strategic location, enhanced connectivity, and the suburb's evolving demographic profile which is attracting a diverse range of buyers.
With a high model confidence rating, derived from a comprehensive analysis of 37 recent HDB resale transactions in the vicinity, the data supports a positive outlook for this property type in Geylang. The area's dynamic real estate environment suggests that buyers are willing to pay a premium for HDB properties, especially those with longer remaining leases, as they represent not only a place of residence but also a stable long-term investment. This valuation reflects the underlying strength of the HDB market in Geylang, driven by factors such as proximity to amenities, schools, and transportation networks, which continue to enhance the desirability of living in this vibrant precinct.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.