8c Upper Boon Keng Road 383008, Boon Keng, Central Region, Singapore
$1,230,000






















Introducing an exceptional opportunity to own a stunning HDB apartment located at 8C Upper Boon Keng Road, nestled in the vibrant District 14. This property, constructed in 2016, offers a modern living experience with a high floor view that remains unblocked, ensuring ample natural light and an airy ambiance. Priced at S$1,230,000 need 3 months extension, this listing presents an attractive option for first-time home buyers, young professionals, and families seeking a balance of comfort and convenience. This spacious property boasts three well-appointed bedrooms and two bathrooms, designed to accommodate the needs of a growing family or professionals who require additional space for a home office. As a 99-year leasehold (L99) HDB apartment, it promises a secure and lasting investment in one of Singapore's most dynamic neighborhoods. Situated on Upper Boon Keng Road, this home offers easy access to a multitude of amenities and public transport options, making it an ideal choice for those who value connectivity and lifestyle. With its active status in the market, this apartment is ready for you to make it your own. Don't miss out on this rare chance to secure a quality home in a sought-after location. Contact Jenny 9276XXXX to arrange a viewing.
The following locations are within radius of this property, with distance shown in kilometers.
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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 140 HDB resale transactions (data.gov.sg) · 7 outliers removed (IQR)
Fair Value
S$1.11M
S$1,089 psf
Asking Price
S$1.23M
S$1,204 psf
vs Market
+10.6%
vs Last Done
+23.0%
Tenure
90 yrs
99-year Leasehold · Balance remaining
Confidence
High
140 comps
Nearest MRT
Kallang
204m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
140 comparable transactions
S$987
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$1,089
Recent Comparable Transactions
10 shown · 140 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -10.1% vs FV | 99yr from 2016 |
Apr 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -10.1% vs FV | 99yr from 2016 |
Apr 2026 | Blk 18A CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,058,888 | ▼S$1,058 -2.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▼S$957 -12.1% vs FV | 99yr from 2020 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▼S$961 -11.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▼S$996 -8.5% vs FV | 99yr from 2016 |
Mar 2026 | Blk 82B CIRCUIT RD Floor 01 TO 03 | 1,001sqft | S$920,000 | ▼S$919 -15.6% vs FV | 99yr from 2020 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$1,008,000 | ▼S$1,007 -7.5% vs FV | 99yr from 2016 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,020,888 | ▼S$1,020 -6.3% vs FV | 99yr from 2016 |
Jan 2026 | Blk 82B CIRCUIT RD Floor 01 TO 03 | 1,001sqft | S$925,000 | ▼S$924 -15.2% vs FV | 99yr from 2020 |
Jan 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$1,040,000 | ▼S$1,039 -4.6% vs FV | 99yr from 2020 |
Blk 17B CIRCUIT RD
Apr 2026 · Floor 07 TO 09
-10.1% vs FV
Blk 17B CIRCUIT RD
Apr 2026 · Floor 07 TO 09
-10.1% vs FV
Blk 18A CIRCUIT RD
Apr 2026 · Floor 16 TO 18
-2.8% vs FV
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
-12.1% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-11.8% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-8.5% vs FV
Blk 82B CIRCUIT RD
Mar 2026 · Floor 01 TO 03
-15.6% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 10 TO 12
-7.5% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 16 TO 18
-6.3% vs FV
Blk 82B CIRCUIT RD
Jan 2026 · Floor 01 TO 03
-15.2% vs FV
Blk 83B CIRCUIT RD
Jan 2026 · Floor 04 TO 06
-4.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit in Geylang, currently estimated at $1,112,606 (or $1,089 PSF), reflects a robust position in the current market landscape, particularly given the remaining lease of 90 years. This valuation places the property 10.6% above the baseline market value, indicating a strong demand for HDB units in this vibrant locale. The confidence in this model is categorized as high, bolstered by a comprehensive analysis of 140 recent HDB resale transactions in the vicinity, which underscores the buoyancy of the Geylang property market.
Geylang, known for its strategic location and diverse amenities, continues to attract both owner-occupiers and investors, thereby fueling competitive pricing for HDB units. The extended lease period of 90 years further enhances the property’s appeal, ensuring longevity and stability in value retention. As market dynamics evolve, the observed premium in valuations not only reflects local demand but also signals a potential for sustained appreciation, making this HDB unit a compelling investment opportunity 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.