* Build your dream home here! * Enjoy spacious living and a tranquil environment, perfect for families. * The property is conveniently located just a short walk to Kembangan MRT station, making commuting a breeze. * Families will appreciate the proximity to quality education at St Stephen's Primary School & Opera Estate Primary School. * This property which sits on a bungalow zone, offers the ideal blend of prestige, comfort and convenience, ensuring you have everything you need within reach. * Don’t miss out on this exceptional opportunity to own a beautiful home in one of Singapore's most desirable neighbourhoods. * Act fast as properties like this don’t last long! * PRICED TO SELL! For onsite presentation or more info, please call: 9839-8278.
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Total Transactions
2
Average Price
S1.7M
Total Value
S3.4M
Calculating fair value from URA transaction data…
Automated Valuation based on 496 HDB resale transactions (data.gov.sg)
Fair Value
S$2.57M
S$857 psf
Asking Price
S$9.98M
S$1,522 psf
vs Market
+288.4%
vs Last Done
+105.1%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
High
496 comps
Nearest MRT
Kembangan
18m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
496 comparable transactions
S$777
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$857
Recent Comparable Transactions
10 shown · 496 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 28 BALAM RD Floor 04 TO 06 | 1,152sqft | S$855,000 | ▼S$742 -13.4% vs FV | 99yr from 1997 |
Mar 2026 | Blk 28 BALAM RD Floor 04 TO 06 | 1,152sqft | S$855,000 | ▼S$742 -13.4% vs FV | 99yr from 1997 |
Mar 2026 | Blk 28 BALAM RD Floor 13 TO 15 | 1,141sqft | S$850,000 | ▼S$745 -13.1% vs FV | 99yr from 1997 |
Mar 2026 | Blk 29 BALAM RD Floor 04 TO 06 | 1,141sqft | S$780,000 | ▼S$684 -20.2% vs FV | 99yr from 1997 |
Mar 2026 | Blk 56 CASSIA CRES Floor 16 TO 18 | 1,109sqft | S$950,000 | ▼S$857 0.0% vs FV | 99yr from 1998 |
Mar 2026 | Blk 83B CIRCUIT RD Floor 04 TO 06 | 1,033sqft | S$988,888 | ▲S$957 +11.7% vs FV | 99yr from 2020 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▲S$961 +12.1% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▲S$996 +16.2% vs FV | 99yr from 2016 |
Mar 2026 | Blk 32 EUNOS CRES Floor 10 TO 12 | 969sqft | S$973,000 | ▲S$1,004 +17.2% vs FV | 99yr from 2007 |
Mar 2026 | Blk 36 EUNOS CRES Floor 04 TO 06 | 915sqft | S$928,000 | ▲S$1,014 +18.3% vs FV | 99yr from 2006 |
Mar 2026 | Blk 2B GEYLANG SERAI Floor 10 TO 12 | 1,023sqft | S$960,000 | ▲S$939 +9.6% vs FV | 99yr from 2011 |
Blk 28 BALAM RD
Mar 2026 · Floor 04 TO 06
-13.4% vs FV
Blk 28 BALAM RD
Mar 2026 · Floor 04 TO 06
-13.4% vs FV
Blk 28 BALAM RD
Mar 2026 · Floor 13 TO 15
-13.1% vs FV
Blk 29 BALAM RD
Mar 2026 · Floor 04 TO 06
-20.2% vs FV
Blk 56 CASSIA CRES
Mar 2026 · Floor 16 TO 18
0.0% vs FV
Blk 83B CIRCUIT RD
Mar 2026 · Floor 04 TO 06
+11.7% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+12.1% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
+16.2% vs FV
Blk 32 EUNOS CRES
Mar 2026 · Floor 10 TO 12
+17.2% vs FV
Blk 36 EUNOS CRES
Mar 2026 · Floor 04 TO 06
+18.3% vs FV
Blk 2B GEYLANG SERAI
Mar 2026 · Floor 10 TO 12
+9.6% vs FV
HELIOS AI Analysis
The current valuation for the 4-room HDB unit located in Geylang has been assessed at an impressive $2,569,628, translating to approximately $857 PSF. This valuation places the property significantly above the market baseline, with a notable 288.4% difference from comparable transactions in the area. Such a premium valuation reflects the unique attributes of the Geylang locality, which is characterized by its vibrant cultural tapestry, accessibility to amenities, and strong demand due to its strategic location.
With a remaining lease of 75 years, this property retains considerable appeal for both owner-occupiers and investors alike. The substantial lease period ensures stability and continued interest in the property, contributing to its elevated market signal. The analysis is supported by a robust dataset derived from 496 recent HDB resale transactions in the vicinity, providing a solid foundation for the high model confidence rating. As Geylang continues to evolve, with ongoing urban developments and enhancements to infrastructure, the demand for HDB properties in this area is likely to remain resilient, further solidifying its premium status in the Singapore real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.