Jalan Raya, Macpherson, Central Region, Singapore
$1,600 /month
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Total Transactions
10
Average Price
S4.9M
Total Value
S49.3M
Calculating fair value from URA transaction data…


License: L3008022J
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Estimated sale value based on 40 HDB resale transactions (data.gov.sg)
Fair Value
S$139,591
S$698 psf
Asking Price
S$1,600
S$8 psf
Listing Type
Rental
Sale value shown for reference
vs Last Done
Not applicable
Cannot compare rent to sale psf
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
40 comps
Nearest MRT
Mattar
194m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
40 comparable transactions
S$633
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$698
Recent Comparable Transactions
10 shown · 40 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 109 ALJUNIED CRES Floor 07 TO 09 | 484sqft | S$370,000 | ▲S$764 +9.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 109 ALJUNIED CRES Floor 07 TO 09 | 484sqft | S$370,000 | ▲S$764 +9.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 96 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$320,000 | ▼S$661 -5.3% vs FV | 99yr from 1979 |
Jan 2026 | Blk 46 CIRCUIT RD Floor 07 TO 09 | 452sqft | S$290,288 | ▼S$642 -8.0% vs FV | 99yr from 1971 |
Dec 2025 | Blk 52 CIRCUIT RD Floor 07 TO 09 | 484sqft | S$280,000 | ▼S$578 -17.2% vs FV | 99yr from 1969 |
Dec 2025 | Blk 39 CIRCUIT RD Floor 04 TO 06 | 506sqft | S$285,000 | ▼S$563 -19.3% vs FV | 99yr from 1971 |
Nov 2025 | Blk 32 BALAM RD Floor 01 TO 03 | 495sqft | S$288,000 | ▼S$582 -16.6% vs FV | 99yr from 1973 |
Nov 2025 | Blk 45 CIRCUIT RD Floor 01 TO 03 | 441sqft | S$310,000 | ▲S$702 +0.6% vs FV | 99yr from 1971 |
Nov 2025 | Blk 63 CIRCUIT RD Floor 04 TO 06 | 484sqft | S$290,000 | ▼S$599 -14.2% vs FV | 99yr from 1967 |
Nov 2025 | Blk 40 CIRCUIT RD Floor 01 TO 03 | 506sqft | S$300,888 | ▼S$595 -14.8% vs FV | 99yr from 1971 |
Oct 2025 | Blk 109 ALJUNIED CRES Floor 10 TO 12 | 484sqft | S$347,000 | ▲S$716 +2.6% vs FV | 99yr from 1986 |
Blk 109 ALJUNIED CRES
Mar 2026 · Floor 07 TO 09
+9.5% vs FV
Blk 109 ALJUNIED CRES
Mar 2026 · Floor 07 TO 09
+9.5% vs FV
Blk 96 ALJUNIED CRES
Jan 2026 · Floor 10 TO 12
-5.3% vs FV
Blk 46 CIRCUIT RD
Jan 2026 · Floor 07 TO 09
-8.0% vs FV
Blk 52 CIRCUIT RD
Dec 2025 · Floor 07 TO 09
-17.2% vs FV
Blk 39 CIRCUIT RD
Dec 2025 · Floor 04 TO 06
-19.3% vs FV
Blk 32 BALAM RD
Nov 2025 · Floor 01 TO 03
-16.6% vs FV
Blk 45 CIRCUIT RD
Nov 2025 · Floor 01 TO 03
+0.6% vs FV
Blk 63 CIRCUIT RD
Nov 2025 · Floor 04 TO 06
-14.2% vs FV
Blk 40 CIRCUIT RD
Nov 2025 · Floor 01 TO 03
-14.8% vs FV
Blk 109 ALJUNIED CRES
Oct 2025 · Floor 10 TO 12
+2.6% vs FV
HELIOS AI Analysis
The valuation of the HDB 2-room property in Geylang, with a remaining lease of 75 years, reflects the current dynamics of the Singapore housing market. Priced at an estimated value of $139,591, translating to $698 per square foot, this property stands as a testament to the stability and resilience of HDB resale prices in this vibrant neighborhood. Notably, the absence of any deviation from the baseline market price indicates a balanced equilibrium, reinforcing the notion that Geylang continues to be a desirable locale for potential homeowners and investors alike.
With a model confidence rating categorized as high, this valuation is substantiated by an analysis of 40 recent HDB resale transactions within the vicinity. Such a robust data pool offers a comprehensive insight into market trends and buyer sentiment, further enhancing the credibility of the projected value. The remaining lease period of 75 years is particularly significant, as it strikes a favorable balance between longevity and affordability, appealing to first-time buyers and those seeking to capitalize on the evolving urban landscape of Geylang.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.