Cotswold Close, Lorong Chuan, North-east Region, Singapore
$12,580,000
⭑ Come Discover today! This home of extraordinary beauty awaits you! ⭑ Hurry! Call now for an Exclusive Tour : Edmund Seah 9 6 8 5 1 1 1 5 More Landed Houses Available: www.T O P S O O N .sg → 2.5 sty + Mezzanine. → Home Lift → Swimming Pool → 6 Ensuite Bedrooms + Lobby + Entertainment Room + Family → Land 5,030 sqft | Built 11,060 sqft → Expected TOP date: Q4 2026 → Orientation : South-West → Thoughtfully planned, designed to allow ample natural light to filter through the tranquillity of space → Modern Contemporary design, Quality Finishes ⧐ ~10 mins | 670m Woodleigh MRT + Woodleigh Mall ⧐ ~10 mins | 720m Serangoon MRT + NEX Mall ⧐ Having the best of both worlds, situated in a quiet and serene environment yet convenient. ⧐ Multitude of entertainment options: shopping, dining & social spots, scattered throughout the area. ■ within 1km to : 1. MARIS STELLA HIGH SCHOOL 2. ST. GABRIEL'S PRIMARY SCHOOL 3. YANGZHENG PRIMARY SCHOOL ■ within 1 – 2 km to : 1. CEDAR PRIMARY SCHOOL 2. CHIJ OUR LADY OF GOOD COUNSEL 3. FIRST TOA PAYOH PRIMARY SCHOOL 4. KUO CHUAN PRESBYTERIAN PRIMARY SCHOOL 5. PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY) 6. PEI CHUN PUBLIC SCHOOL 7. ST ANDREW'S SCHOOL (JUNIOR) 8. ZHONGHUA PRIMARY SCHOOL More Landed Houses Available, Call Edmund Seah 9 6 8 5 1 1 1 5
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 37 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$7.54M
S$682 psf
Asking Price
S$12.58M
S$2,501 psf
vs Market
+66.8%
vs Last Done
+281.8%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Lorong Chuan
546m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
37 comparable transactions
S$637
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$682
Recent Comparable Transactions
10 shown · 37 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMay 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -7.2% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -12.0% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.3% vs FV | 99yr from 1985 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.7% vs FV | 99yr from 1987 |
Oct 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$1,100,000 | ▲S$700 +2.6% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.5% vs FV | 99yr from 1986 |
Jul 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,593sqft | S$1,150,000 | ▲S$722 +5.9% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.9% vs FV
HELIOS AI Analysis
The recent valuation of the HDB Executive property located in Geylang reflects a robust market sentiment, with an estimated value of $7,540,319, translating to $682 PSF. This valuation not only surpasses the baseline by a significant 66.8%, indicating a strong demand for properties in this desirable enclave, but also signifies a premium positioning within the market. The remaining lease of 84 years contributes positively to the property’s attractiveness, as it provides ample time for potential buyers to consider long-term residency or investment opportunities.
Market dynamics in the Geylang area have shown resilience, supported by recent data derived from 37 HDB resale transactions in the vicinity. The high confidence level associated with this model suggests that the valuation is underpinned by solid empirical data and market trends. As urban living continues to evolve, Geylang’s vibrant locale, coupled with its accessibility and community amenities, positions this HDB Executive as not just a home but a valuable asset in Singapore’s competitive real estate landscape. The strong performance in this segment underscores the ongoing demand for HDB properties, particularly those with substantial remaining leases, which are perceived as stable investments amidst fluctuating market conditions.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.