Lorong Melayu, Kembangan, East Region, Singapore
$6,380,000
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 - 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
Loading map...
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$3.36M
S$674 psf
Asking Price
S$6.38M
S$3,744 psf
vs Market
+89.6%
vs Last Done
+592.1%
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 located in Geylang, with a remaining lease of 82 years, reflects a robust market position, estimated at an impressive $3,364,622 or $674 PSF. This valuation is notably above the baseline market value, showcasing an 89.6% difference, indicating a strong demand for HDB properties in this vibrant locale. The high confidence level of this model suggests that the data underpinning this valuation is both reliable and indicative of prevailing market trends.
Recent analysis based on 38 HDB resale transactions in the vicinity further supports this valuation, illustrating the competitive nature of the Geylang market. Factors contributing to this elevated valuation include the property's strategic location, accessibility to amenities, and the enduring appeal of HDB executive flats. As the demand for larger living spaces continues to rise, particularly in urban settings, this property stands as a testament to the enduring value of well-located HDB properties within Singapore's dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.