Mackerrow Road, Lorong Chuan, North-east Region, Singapore
$9,480,000
Discover this freehold semi detached home located in the highly sought after District 13 enclave. Nestled within a quiet landed neighbourhood, this property offers the perfect balance of privacy, space and everyday convenience. The house features a generous layout with spacious living and dining areas, well proportioned bedrooms and ample natural light throughout. Ideal for families who appreciate comfortable living with room to grow. The functional layout allows flexibility for renovation, extension or rebuilding to suit your vision. Architectural & Interior Highlights Design Philosophy: Crafted by LAB Architects, the home features bold architectural lines and elegant facade screens that balance privacy with natural light. Luxury Amenities: Each unit comes with a private swimming pool, a home lift serving all levels, and high-end finishes. Spatial Planning: The layout includes distinct dry and wet kitchens, an outdoor balcony, and a household shelter. The generous spatial planning is specifically designed to accommodate large or multi-generational families. Location & Connectivity Situated in a tranquil landed enclave, the property offers a blend of privacy and accessibility: Transportation: Approximately an 8–10 minute walk (820m) to Lorong Chuan MRT (CC14). It is also well-connected via the CTE and PIE. Education: Within 1km of reputable schools including St. Gabriel’s Primary School and Yangzheng Primary School. Other nearby schools include Maris Stella High, Cedar Primary, and CHIJ Our Lady of Good Counsel. Lifestyle: Minutes away from NEX Mega Mall, New Tech Park (NTP+), and Serangoon Gardens (Chomp Chomp Food Centre).
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
Calculating fair value from URA transaction data…


License: L3002382K
Automated Valuation based on 38 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.85M
S$674 psf
Asking Price
S$9.48M
S$3,052 psf
vs Market
+95.3%
vs Last Done
+464.1%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Lorong Chuan
546m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
38 comparable transactions
S$630
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$674
Recent Comparable Transactions
10 shown · 38 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneJan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -19.7% vs FV | 99yr from 1986 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -19.7% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -5.6% 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 +3.9% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -11.4% 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 +7.1% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 10 TO 12 | 1,572sqft | S$1,150,000 | ▲S$732 +8.6% vs FV | 99yr from 1987 |
Jul 2025 | Blk 132 GEYLANG EAST AVE 1 Floor 01 TO 03 | 1,550sqft | S$988,000 | ▼S$637 -5.5% vs FV | 99yr from 1987 |
Jun 2025 | Blk 130 GEYLANG EAST AVE 1 Floor 13 TO 15 | 1,550sqft | S$1,150,000 | ▲S$742 +10.1% vs FV | 99yr from 1987 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -0.9% vs FV | 99yr from 1986 |
Jun 2025 | Blk 335 UBI AVE 1 Floor 01 TO 03 | 1,636sqft | S$850,000 | ▼S$520 -22.8% vs FV | 99yr from 1985 |
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-19.7% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-19.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-5.6% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+3.9% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-11.4% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+7.1% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 10 TO 12
+8.6% vs FV
Blk 132 GEYLANG EAST AVE 1
Jul 2025 · Floor 01 TO 03
-5.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jun 2025 · Floor 13 TO 15
+10.1% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-0.9% vs FV
Blk 335 UBI AVE 1
Jun 2025 · Floor 01 TO 03
-22.8% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Geylang, with a remaining lease of 84 years, presents an intriguing case in the current Singapore real estate landscape. With an estimated value of $4,854,765, translating to an impressive $674 per square foot, this property is positioned significantly above the market average, exhibiting a remarkable 95.3% difference from the baseline. This valuation indicates strong demand and a premium market sentiment for HDB properties in this vibrant locale.
Our analysis is grounded in robust data, drawing from 38 recent HDB resale transactions in the vicinity, which reinforces the high confidence level in this valuation model. The prolonged lease period of 84 years adds a layer of security for potential buyers, ensuring a substantial timeframe for investment appreciation. Furthermore, Geylang's evolving urban landscape, characterized by its accessibility and cultural richness, enhances the desirability of this property type. As such, this Executive HDB not only reflects a sound investment opportunity but also underscores the dynamic nature of Singapore's housing market, where strategic locations and lease longevity significantly influence property value.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.