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
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 37 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$3.40M
S$682 psf
Asking Price
S$6.38M
S$3,744 psf
vs Market
+87.5%
vs Last Done
+435.6%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kembangan
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
37 comparable transactions
S$637
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$682
Recent Comparable Transactions
10 shown · 37 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -2.1% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▼S$636 -6.7% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▼S$630 -7.6% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▼S$614 -10.0% vs FV | 99yr from 1986 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -7.2% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -12.0% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.3% vs FV | 99yr from 1985 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.7% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-2.1% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
-6.7% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
-7.6% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
-10.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property located in Geylang, with a remaining lease of 82 years, stands at an estimated value of $3,402,006, translating to $682 PSF. This valuation positions the property significantly above the market average, reflecting an impressive 87.5% difference from the baseline. Such a premium valuation signals strong demand and desirability in this particular segment of the real estate market, suggesting that buyers are willing to invest considerably more for the unique attributes this property offers.
The confidence level of this model is categorized as High, based on a robust analysis of 37 recent HDB resale transactions in the surrounding vicinity. This data not only supports the valuation but also indicates a prevailing trend of increasing property values in Geylang, driven by factors such as limited supply, growing urbanization, and the area's appeal for both homeowners and investors alike. As the market dynamics continue to evolve, properties with considerable lease tenure like this Executive HDB are likely to remain attractive, helping to sustain their premium positioning in the market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.