Lorong Melayu, Kembangan, East Region, Singapore
$7,780,000
New listing by Nicole Chia , your landed GTA agent. Two units at lor Melayu *Plot 1 - 3.5 STOREY - INTER TERRCE* Land Size: 1704sqf Built Up Area: 4996sqf Facing: North-East Tenure : Freehold *Asking Price: [ $6.38mil ] Negotiable* Est TOP: 3rd Quarter 2027 *Plot 2): 3.5 STOREY - CORNER TERRACE WITH POOL* Land Size: 2771sqf Built Up Area: 5885sqf Facing: North-East Tenure : Freehold *Asking Price: $7.78m negotiable Est TOP: 3rd Quarter 2027 1st level: - double value living hall -dining hall - kitchen -powder room - helper’s room ensuite 2nd level: - two common bedrooms ensuite 3rd level: -master bedroom ensuite - two common bedroom ensuite Attic - open roof terrace Schools within 1km: Maha Bodhi School St. Stephen's School Telok Kurau Primary School Schools between 1km and 2km: CHIJ (Katong) Primary Haig Girls' School Opera Estate Primary School Call Nicole Chia for presentation and booking now. Disclaimer: All land sizes, built up areas and built in areas are based on approximate measurements and are subject to final survey and shall not form part of any offer or contact or constitute any warranty by the salesperson and shall not
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
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$3.96M
S$674 psf
Asking Price
S$7.78M
S$2,808 psf
vs Market
+96.2%
vs Last Done
+419.0%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Kembangan
585m 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 unit in Geylang, with an estimated value of $3,964,725 (equating to $674 PSF), reflects a robust market position underscored by a remaining lease of 82 years. This substantial lease duration positions the property favorably within the context of Singapore's real estate landscape, particularly in a vibrant precinct like Geylang, known for its diverse amenities and accessibility. The valuation is categorized as above market, exhibiting a striking 96.2% difference from baseline estimates, indicating strong demand and investor confidence in this segment.
The high model confidence rating, derived from an analysis of 38 recent HDB resale transactions in the vicinity, reinforces the credibility of this valuation. The Geylang area has witnessed a surge in interest, with buyers increasingly attracted to the combination of urban living and potential for capital appreciation. As the market dynamics continue to evolve, this HDB Executive unit stands out as a premium investment opportunity, capitalizing on both its lease longevity and the area's upward trajectory in property values.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.