Joo Seng Road, Joo Seng, Central Region, Singapore
$4,980,000












Beautiful 2.5 Terrace with basement at Oasis @ Mulberry *New Exclusive Listing for sale by Landed7772* *District 13* *Opportunity to own a sought-after gorgeous landed terrace at city fringe location* About The Property: • 2.5 inter-terrace landed with basement • Rectangular plot of land • Land size: 1701sqft • Built up: Approx 3500 sqft • Functional and generous liveable space with 3 bedrooms ensuite • North-South orientation • Airwell incorporated in the centre of the house allowing natural light into the house • Bright & Breezy • Basement - Entertainment area with utility room with ventilation • Level 1- Living and dining area, kitchen, common bathroom and a nice backyard • Level 2 — Master bedroom ensuite and common bedroom ensuite • Attic - Common bedroom ensuite • Car pouch can park 1 car with additional parking at culdesac. • Minutes' walk to Mattar MRT (DT25) • Surrounded by amenities and easy access to major expressway CTE/PIE/KPE • 1km to Cedar Primary School LANDED7772.COM - 7772 SURE SELL! Connect with us: Facebook: https://facebook. com/LDA7772 IG: https://instagram. com/lda7772 Youtube: https://youtube. com/@landed7772 Tiktok: https://tiktok. com/@landed7772 Call KC @ 9277-7772 for your exclusive viewing today!
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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$2.39M
S$682 psf
Asking Price
S$4.98M
S$1,423 psf
vs Market
+108.7%
vs Last Done
+117.3%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Tai Seng
755m away · +2% 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
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$682
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 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -7.2% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -12.0% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.7% 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 +2.6% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.5% 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 +5.9% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.9% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive apartment located in Geylang, with a remaining lease of 75 years, stands at an estimated value of $2,386,177 or $682 PSF. This assessment reflects an above-market positioning, with a significant difference of 108.7% from the baseline market value. Such a premium valuation indicates robust demand and desirability in the Geylang area, which is characterized by its vibrant community and proximity to essential amenities, making it an attractive choice for both homeowners and investors.
Our analysis is grounded in a comprehensive review of 37 recent HDB resale transactions within the vicinity, providing a strong foundation for this valuation. The model confidence is rated as high, underscoring the reliability of the data and the prevailing market dynamics. As the remaining lease of the property stands at 75 years, it is crucial to consider the implications of leasehold properties in Singapore's real estate landscape, where lease duration can significantly impact both perceived value and marketability. The current positioning of this HDB Executive unit highlights the growing trend of premium pricing in well-located neighborhoods, reflecting a shift in buyer preferences toward quality living environments.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.