Lorong Marican, Kembangan, East Region, Singapore
$3,880,000








Sole Exclusive Marketing Agent – Open to Co-Broke Call or text now for an exclusive viewing! Plot ratio 1.4 (According to URA) Maximum 5 storeys (According to URA) 2-Storey Corner Terrace in Prime Kembangan Enclave 7.5 metre wide frontage Park up to 2 cars in your own porch, with ample visitor parking available Estimated Build-Up Area 2000 - 2100sq ft Approx. 10-min walk to Eunos MRT Key Highlights: Located in a sought after landed enclave in Kembangan Ideal for minor A&A or a complete rebuild – unlock the property’s full potential Easy access to PIE and ECP – get to town or the airport effortlessly Surrounded by daily conveniences: Coffee shops, eateries, hawker centres Wet markets & supermarkets Within 1KM of MOE Primary Schools: Maha Bodhi School Telok Kurau Primary School Within 1-2KM: Haig Girls’ School Opera Estate Primary CHIJ (Katong) Primary St. Stephen’s School Don't miss this rare opportunity! Text or call now for a private viewing. east coast joo chiat kembangan eunos lorong salleh jalan ismail jalan awang opera estate jalan kechot jalan yasin Disclaimer: The information provided in this listing, including but not limited to photos, graphics, renderings, and plans, is intended for reference purposes only. All details are subject to change based on the requirements or requests of the respective owners and/or relevant authorities. No part of this listing should be construed as a commitment, warranty, or guarantee (either expressed or implied). All measurements and areas mentioned are approximate and subject to final survey and verification. We do not take responsibility for any inaccuracies, changes, or discrepancies that may arise. Please confirm all information before making any decisions or commitments.
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…
Automated Valuation based on 499 HDB resale transactions (data.gov.sg)
Fair Value
S$1.75M
S$833 psf
Asking Price
S$3.88M
S$1,848 psf
vs Market
+121.9%
vs Last Done
+149.1%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
499 comps
Nearest MRT
Kembangan
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
499 comparable transactions
S$777
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$833
Recent Comparable Transactions
10 shown · 499 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 28 BALAM RD Floor 04 TO 06 | 1,152sqft | S$855,000 | ▼S$742 -10.9% vs FV | 99yr from 1997 |
Mar 2026 | Blk 28 BALAM RD Floor 04 TO 06 | 1,152sqft | S$855,000 | ▼S$742 -10.9% vs FV | 99yr from 1997 |
Mar 2026 | Blk 28 BALAM RD Floor 13 TO 15 | 1,141sqft | S$850,000 | ▼S$745 -10.6% vs FV | 99yr from 1997 |
Mar 2026 | Blk 29 BALAM RD Floor 04 TO 06 | 1,141sqft | S$780,000 | ▼S$684 -17.9% vs FV | 99yr from 1997 |
Mar 2026 | Blk 31 BALAM RD Floor 04 TO 06 | 980sqft | S$620,000 | ▼S$633 -24.0% vs FV | 99yr from 1985 |
Mar 2026 | Blk 56 CASSIA CRES Floor 16 TO 18 | 1,109sqft | S$950,000 | ▲S$857 +2.9% vs FV | 99yr from 1998 |
Mar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▲S$957 +14.9% vs FV | 99yr from 2020 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▲S$961 +15.4% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▲S$996 +19.6% vs FV | 99yr from 2016 |
Mar 2026 | Blk 32 EUNOS CRES Floor 10 TO 12 | 969sqft | S$973,000 | ▲S$1,004 +20.5% vs FV | 99yr from 2007 |
Mar 2026 | Blk 36 EUNOS CRES Floor 04 TO 06 | 915sqft | S$928,000 | ▲S$1,014 +21.7% vs FV | 99yr from 2006 |
Blk 28 BALAM RD
Mar 2026 · Floor 04 TO 06
-10.9% vs FV
Blk 28 BALAM RD
Mar 2026 · Floor 04 TO 06
-10.9% vs FV
Blk 28 BALAM RD
Mar 2026 · Floor 13 TO 15
-10.6% vs FV
Blk 29 BALAM RD
Mar 2026 · Floor 04 TO 06
-17.9% vs FV
Blk 31 BALAM RD
Mar 2026 · Floor 04 TO 06
-24.0% vs FV
Blk 56 CASSIA CRES
Mar 2026 · Floor 16 TO 18
+2.9% vs FV
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
+14.9% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+15.4% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+19.6% vs FV
Blk 32 EUNOS CRES
Mar 2026 · Floor 10 TO 12
+20.5% vs FV
Blk 36 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+21.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit located in the vibrant Geylang area indicates a significant market presence, with an estimated value of $1,748,491 or $833 PSF. This valuation is characterized by a robust remaining lease of 82 years, which provides a compelling opportunity for potential homeowners and investors alike. The long lease term is a critical factor, as it ensures sustained interest and value retention in the property, particularly in a dynamic market like Singapore.
Notably, the property is assessed to be trading at a premium of 121.9% above the baseline market valuation, signaling strong demand and desirability in the Geylang vicinity. This elevated market signal reflects not only the competitive nature of the HDB resale market but also the underlying economic and demographic factors that drive property appreciation in this region. The confidence in this assessment is underscored by a comprehensive analysis of 499 recent HDB resale transactions in the area, which reinforces the robustness of the valuation model. Such data-driven insights are essential for discerning market trends and making informed investment decisions in Singapore's real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.