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 496 HDB resale transactions (data.gov.sg)
Fair Value
S$1.75M
S$832 psf
Asking Price
S$3.88M
S$1,848 psf
vs Market
+122.1%
vs Last Done
+149.1%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
496 comps
Nearest MRT
Kembangan
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
496 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$832
Recent Comparable Transactions
10 shown · 496 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 -10.8% vs FV | 99yr from 1997 |
Mar 2026 | Blk 28 BALAM RD Floor 04 TO 06 | 1,152sqft | S$855,000 | ▼S$742 -10.8% vs FV | 99yr from 1997 |
Mar 2026 | Blk 28 BALAM RD Floor 13 TO 15 | 1,141sqft | S$850,000 | ▼S$745 -10.5% vs FV | 99yr from 1997 |
Mar 2026 | Blk 29 BALAM RD Floor 04 TO 06 | 1,141sqft | S$780,000 | ▼S$684 -17.8% vs FV | 99yr from 1997 |
Mar 2026 | Blk 56 CASSIA CRES Floor 16 TO 18 | 1,109sqft | S$950,000 | ▲S$857 +3.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▲S$957 +15.0% vs FV | 99yr from 2020 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▲S$961 +15.5% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▲S$996 +19.7% vs FV | 99yr from 2016 |
Mar 2026 | Blk 32 EUNOS CRES Floor 10 TO 12 | 969sqft | S$973,000 | ▲S$1,004 +20.7% vs FV | 99yr from 2007 |
Mar 2026 | Blk 36 EUNOS CRES Floor 04 TO 06 | 915sqft | S$928,000 | ▲S$1,014 +21.9% vs FV | 99yr from 2006 |
Mar 2026 | Blk 2B GEYLANG SERAI Floor 10 TO 12 | 1,023sqft | S$960,000 | ▲S$939 +12.9% vs FV | 99yr from 2011 |
Blk 28 BALAM RD
Mar 2026 · Floor 04 TO 06
-10.8% vs FV
Blk 28 BALAM RD
Mar 2026 · Floor 04 TO 06
-10.8% vs FV
Blk 28 BALAM RD
Mar 2026 · Floor 13 TO 15
-10.5% vs FV
Blk 29 BALAM RD
Mar 2026 · Floor 04 TO 06
-17.8% vs FV
Blk 56 CASSIA CRES
Mar 2026 · Floor 16 TO 18
+3.0% vs FV
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
+15.0% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+15.5% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+19.7% vs FV
Blk 32 EUNOS CRES
Mar 2026 · Floor 10 TO 12
+20.7% vs FV
Blk 36 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+21.9% vs FV
Blk 2B GEYLANG SERAI
Mar 2026 · Floor 10 TO 12
+12.9% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit located in the vibrant precinct of Geylang stands at an estimated $1,747,347, translating to an impressive price per square foot (PSF) of $832. With a remaining lease of 82 years, this property not only benefits from a substantial tenure but also positions itself strategically within a highly sought-after neighborhood. Our analysis indicates that this valuation is significantly above market norms, exhibiting a 122.1% difference from the baseline, thus reflecting the robust demand dynamics and premium pricing trends prevalent in the Geylang area.
Our confidence in this valuation is underscored by a comprehensive analysis of 496 recent HDB resale transactions in the vicinity, which reinforces the model's reliability. The elevated market signal suggests that buyers are willing to invest in properties that offer both longevity in lease and proximity to key amenities, making this unit a compelling option for discerning buyers. As the real estate landscape in Singapore continues to evolve, properties with such favorable lease terms and strategic locations are expected to maintain strong appreciation potential, affirming their status as prime assets in the market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.