12 Upper Boon Keng Road 380012, Boon Keng, Central Region, Singapore
$500,000
Discover this A1 Location and decor unit today! This stunning renovated 2 bedroom, 2 separated wc and bathroom HDB unit at 12, Upper Boon Keng Road is available now and offers an expansive 710 sqft of living space. Bright and Windy and unblocked view.Walking distance to Kallang MRT Station and 1.5 km from Bendemeer MRT Station, commuting is a breeze. Families will appreciate the proximity to Agape Little Uni Preschool (0.5 km) and Advent Link (1.2 km), while shopping is convenient with Sheng Siong 24 hours Supermarket (0.7 km) and FairPrice Upper Boon Keng (0.3 km) nearby. Enjoy leisure time at Aperia Mall (1.3 km) and 维多利亚批发中心 (1.5 km), offering a variety of retail and dining options (Upper Boon Keng Market and Food Centre). Project amenities include a spacious car park and a delightful playground for children. Inside the unit, you’ll find features such as air conditioning for comfort, a utility room for added storage, and modern fittings throughout. Don't miss this opportunity to own a piece of Singapore's vibrant community. Contact eugene @ 9800XXXX today to arrange a viewing and take the first step towards making this wonderful property your new home!Welcome all agents and buyers.No extension stay required for this unit.
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: L3009250K
Automated Valuation based on 420 HDB resale transactions (data.gov.sg) · 80 outliers removed (IQR)
Fair Value
S$288,045
S$406 psf
Asking Price
S$500,000
S$704 psf
vs Market
+73.6%
vs Last Done
+28.5%
Tenure
47 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
420 comps
Nearest MRT
Kallang
344m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
420 comparable transactions
S$575
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.671
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$406
Recent Comparable Transactions
10 shown · 420 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +35.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 99 ALJUNIED CRES Floor 10 TO 12 | 721sqft | S$395,000 | ▲S$548 +35.0% vs FV | 99yr from 1978 |
Mar 2026 | Blk 23 BALAM RD Floor 01 TO 03 | 649sqft | S$325,000 | ▲S$501 +23.4% vs FV | 99yr from 1967 |
Mar 2026 | Blk 36 CASSIA CRES Floor 01 TO 03 | 732sqft | S$488,000 | ▲S$667 +64.3% vs FV | 99yr from 1986 |
Mar 2026 | Blk 38 CIRCUIT RD Floor 07 TO 09 | 646sqft | S$338,000 | ▲S$523 +28.8% vs FV | 99yr from 1971 |
Mar 2026 | Blk 36 CIRCUIT RD Floor 13 TO 15 | 775sqft | S$388,000 | ▲S$501 +23.4% vs FV | 99yr from 1971 |
Mar 2026 | Blk 59 CIRCUIT RD Floor 04 TO 06 | 646sqft | S$329,000 | ▲S$509 +25.4% vs FV | 99yr from 1969 |
Mar 2026 | Blk 25 EUNOS CRES Floor 04 TO 06 | 635sqft | S$370,000 | ▲S$583 +43.6% vs FV | 99yr from 1977 |
Mar 2026 | Blk 3 JOO CHIAT RD Floor 07 TO 09 | 969sqft | S$630,000 | ▲S$650 +60.1% vs FV | 99yr from 1985 |
Mar 2026 | Blk 91 PAYA LEBAR WAY Floor 10 TO 12 | 624sqft | S$350,000 | ▲S$561 +38.2% vs FV | 99yr from 1972 |
Mar 2026 | Blk 305 UBI AVE 1 Floor 01 TO 03 | 678sqft | S$465,000 | ▲S$686 +69.0% vs FV | 99yr from 2000 |
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+35.0% vs FV
Blk 99 ALJUNIED CRES
Mar 2026 · Floor 10 TO 12
+35.0% vs FV
Blk 23 BALAM RD
Mar 2026 · Floor 01 TO 03
+23.4% vs FV
Blk 36 CASSIA CRES
Mar 2026 · Floor 01 TO 03
+64.3% vs FV
Blk 38 CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+28.8% vs FV
Blk 36 CIRCUIT RD
Mar 2026 · Floor 13 TO 15
+23.4% vs FV
Blk 59 CIRCUIT RD
Mar 2026 · Floor 04 TO 06
+25.4% vs FV
Blk 25 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+43.6% vs FV
Blk 3 JOO CHIAT RD
Mar 2026 · Floor 07 TO 09
+60.1% vs FV
Blk 91 PAYA LEBAR WAY
Mar 2026 · Floor 10 TO 12
+38.2% vs FV
Blk 305 UBI AVE 1
Mar 2026 · Floor 01 TO 03
+69.0% vs FV
HELIOS AI Analysis
The valuation of the HDB 3-room property located in Geylang, with a remaining lease of 47 years, reflects a significant market signal, registering an estimated value of $288,045, which translates to $406 per square foot. This valuation is notably above the baseline, exhibiting a remarkable 73.6% difference, indicative of heightened demand and competitive pricing in the Geylang area. Such a premium valuation can be attributed to a combination of factors, including the location's strategic proximity to amenities, transport links, and the evolving urban landscape that continues to attract both young families and investors alike.
The model confidence in this valuation is classified as high, grounded in a robust analysis of 420 recent HDB resale transactions within the vicinity. This extensive data set not only reinforces the credibility of the estimated value but also underscores the resilience of the Geylang real estate market despite the challenges posed by a shorter remaining lease. As the market dynamics shift, potential buyers should consider the implications of lease duration on future resale potential while recognizing the current upward trajectory in property valuations within this vibrant district.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.