28b Jalan Lempeng 128809, Faber, West Region, Singapore
$4,450 /month












Suitable for young family & working professionals. Earliest move in date: 18 December 2025 Unblocked balcony view towards Jurong area. Invisible grilles suitable for families with young children. Furniture: - Dining table - Bunk bed & mattresses - Single bed & mattress - Rest is similar to photos / 3D virtual tour Located beside Nan Hua Primary School. 8 min walk to Clementi MRT station 2 min walk to Nan Hua Primary School 1 min drive to AYE 5 min drive to PIE Close proximity to Ulu Pandan Park Connector Nicholl Wan Senior Marketing Director ERA Realty Pte Ltd WhatsApp: (+65) 9689-3806 Email: nichollwan@gmail.com YouTube: A Nicholl Wan Production #District5, #Nicholl, #Trusted, #D5, #NichollWan, #Trilinq, #Clementi, #2Bedroom, #VirtualTour, #Video, #Condominium, #99Leasehold, #CloseToMRT, #MidFloor, #Trusted&Dedicated, #Dedicated, #ERA, #PropertyAgent, #TrustedPropertyAgent, #D5Agent, #D5PropertyAgent, #District5PropertyAgent, #NichollWanAssociates, #ANichollWanProduction, #NichollWanYoutube, #West,
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
234
Average Price
S1.6M
Total Value
S380.0M
Calculating fair value from URA transaction data…


License: L3002382K
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Estimated sale value based on 208 URA transactions · 7 outliers removed (IQR)
Fair Value
S$1.00M
S$1,331 psf
Asking Price
S$4,450
S$6 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
208 comps
Nearest MRT
Clementi
547m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
208 comparable transactions
S$1,720
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.751
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+2%
Adjusted Fair Value PSF
S$1,331
Recent Comparable Transactions
10 shown · 208 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | JALAN LEMPENG Floor 11-15 | 1,109sqft | S$1,730,000 | ▲S$1,560 +17.2% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | JALAN LEMPENG Floor 11-15 | 1,109sqft | S$1,730,000 | ▲S$1,560 +17.2% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | JALAN LEMPENG Floor 06-10 | 710sqft | S$1,310,000 | ▲S$1,844 +38.5% vs FV | 99 yrs lease commencing from 2012 |
Jul 2025 | JALAN LEMPENG Floor 21-25 | 1,109sqft | S$1,800,000 | ▲S$1,624 +22.0% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 31-35 | 1,346sqft | S$2,360,000 | ▲S$1,754 +31.8% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 16-20 | 538sqft | S$945,000 | ▲S$1,756 +31.9% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 11-15 | 936sqft | S$1,900,000 | ▲S$2,029 +52.4% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 26-30 | 1,109sqft | S$1,750,000 | ▲S$1,578 +18.6% vs FV | 99 yrs lease commencing from 2012 |
Jun 2025 | JALAN LEMPENG Floor 11-15 | 710sqft | S$1,270,000 | ▲S$1,788 +34.3% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | JALAN LEMPENG Floor 16-20 | 538sqft | S$935,000 | ▲S$1,737 +30.5% vs FV | 99 yrs lease commencing from 2012 |
May 2025 | JALAN LEMPENG Floor 01-05 | 710sqft | S$1,270,000 | ▲S$1,788 +34.3% vs FV | 99 yrs lease commencing from 2012 |
JALAN LEMPENG
Aug 2025 · Floor 11-15
+17.2% vs FV
JALAN LEMPENG
Aug 2025 · Floor 11-15
+17.2% vs FV
JALAN LEMPENG
Jul 2025 · Floor 06-10
+38.5% vs FV
JALAN LEMPENG
Jul 2025 · Floor 21-25
+22.0% vs FV
JALAN LEMPENG
Jun 2025 · Floor 31-35
+31.8% vs FV
JALAN LEMPENG
Jun 2025 · Floor 16-20
+31.9% vs FV
JALAN LEMPENG
Jun 2025 · Floor 11-15
+52.4% vs FV
JALAN LEMPENG
Jun 2025 · Floor 26-30
+18.6% vs FV
JALAN LEMPENG
Jun 2025 · Floor 11-15
+34.3% vs FV
JALAN LEMPENG
May 2025 · Floor 16-20
+30.5% vs FV
JALAN LEMPENG
May 2025 · Floor 01-05
+34.3% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.