16 Upper Boon Keng Road 380016, Boon Keng, Central Region, Singapore
$385,000














Discover the perfect blend of comfort and convenience with this charming HDB apartment at 16 Upper Boon Keng Road, now available for sale at an attractive price of $460,000. Ideal for first-time home buyers and young professionals, this property offers a unique opportunity to own a piece of District 14, one of Singapore's most vibrant and central locations. This well-maintained 2-bedroom, 1-bathroom apartment is part of a long-standing community that has been home to many since its construction in 1974. Featuring a practical layout, the living spaces are designed to maximize comfort and functionality, making it an excellent choice for those seeking a cozy home in a prime area. The property falls under the HDB Apartment category and boasts a leasehold tenure of 99 years, ensuring a secure investment for the future. Located at 16 Upper Boon Keng Road, this residence offers unparalleled convenience with a food centre, market, and various shops literally at your doorstep. Embrace the ease of a centralised location that allows quick access to the city's vibrant lifestyle and business hubs. Don't miss this chance to secure a home that perfectly balances affordability and a prime location. Act now and make this your new address in the heart of Singapore. Call Colin Choo @ 9661XXXX
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…


License: L3008022J
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Automated Valuation based on 5 HDB resale transactions (data.gov.sg)
Fair Value
S$278,483
S$405 psf
Asking Price
S$385,000
S$560 psf
vs Market
+38.2%
vs Last Done
-8.3%
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
Low
5 comps
Nearest MRT
Kallang
450m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
5 comparable transactions
S$562
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.686
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$405
Recent Comparable Transactions
5 shown · 5 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 16 EUNOS CRES Floor 04 TO 06 | 635sqft | S$388,000 | ▲S$611 +50.9% vs FV | 99yr from 1977 |
Jan 2026 | Blk 16 EUNOS CRES Floor 04 TO 06 | 635sqft | S$388,000 | ▲S$611 +50.9% vs FV | 99yr from 1977 |
Sep 2025 | Blk 16 EUNOS CRES Floor 04 TO 06 | 753sqft | S$390,000 | ▲S$518 +27.9% vs FV | 99yr from 1977 |
May 2025 | Blk 16 EUNOS CRES Floor 01 TO 03 | 753sqft | S$360,000 | ▲S$478 +18.0% vs FV | 99yr from 1977 |
May 2025 | Blk 16 EUNOS CRES Floor 01 TO 03 | 635sqft | S$380,000 | ▲S$598 +47.7% vs FV | 99yr from 1977 |
Feb 2025 | Blk 16 EUNOS CRES Floor 07 TO 09 | 635sqft | S$385,000 | ▲S$606 +49.6% vs FV | 99yr from 1977 |
Blk 16 EUNOS CRES
Jan 2026 · Floor 04 TO 06
+50.9% vs FV
Blk 16 EUNOS CRES
Jan 2026 · Floor 04 TO 06
+50.9% vs FV
Blk 16 EUNOS CRES
Sep 2025 · Floor 04 TO 06
+27.9% vs FV
Blk 16 EUNOS CRES
May 2025 · Floor 01 TO 03
+18.0% vs FV
Blk 16 EUNOS CRES
May 2025 · Floor 01 TO 03
+47.7% vs FV
Blk 16 EUNOS CRES
Feb 2025 · Floor 07 TO 09
+49.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room unit in Geylang, with a remaining lease of 48 years, stands at an estimated value of $278,483, translating to $405 per square foot. This valuation reflects an intriguing market signal, indicating a notable premium of 38.2% above the baseline, which suggests a heightened demand for properties in this area despite the relatively shorter lease tenure. Such a discrepancy may be attributed to several factors, including the strategic location of Geylang, which offers a blend of urban convenience and cultural vibrancy, appealing to both homebuyers and investors alike.
However, it is essential to approach this valuation with caution, given the low model confidence derived from only five recent HDB resale transactions in the vicinity. The limited transaction data may not fully encapsulate the evolving market dynamics and buyer sentiment in Geylang. As the real estate landscape continues to shift, potential buyers and investors should remain vigilant and consider comprehensive market analyses to navigate the complexities associated with HDB properties, particularly those with shorter remaining leases.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.