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 valuation of the HDB Executive property located in Geylang, with a remaining lease of 84 years, stands at an impressive estimated value of $7,540,319, translating to a noteworthy $682 per square foot. This valuation is indicative of the property's premium positioning within the market, reflecting a robust demand for HDBs in this vibrant district. The analysis reveals a market signal that is considerably above the baseline, with a staggering 66.8% difference, underscoring the competitive nature of the local real estate landscape.
Factors contributing to this elevated valuation include the strategic location of Geylang, known for its rich cultural tapestry and accessibility to key amenities. With a high model confidence level, the valuation draws upon insights from 37 recent HDB resale transactions in the vicinity, providing a solid framework for assessing market trends and buyer sentiment. This analysis not only highlights the enduring appeal of HDBs in Singapore but also emphasizes the significance of remaining lease tenure as a critical component in property valuation, ensuring that this executive unit remains a sought-after asset in the ever-evolving Singaporean real estate market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.