Clifton Vale, Lorong Chuan, North-east Region, Singapore
$9,900,000
KEY FEATURES WHY THIS IS A GEM! 1) 2 storey Semi Detached with a basement 2 units side by side Rare opportunity! Be the first to choose or buy both for families who want to stay close. 2) Inviting pool / Home lift 3) High ceilings 4) Excellent layout with sizeable rooms Basement: Household Shelter Service /Storeroom Outdoor Patio Store (Convertible to Wine & Bar Alcove) Entertainment Room Guest Bath Store Room Laundry Room Service Yard Level 1: Car Porch Outdoor Bench & Planter Living and Dining room Powder Room Dry & Wet Kitchen Helper's Room & Bath Level 2: Roof Terrace 2 ensuites 2 common room with 1 jack and jill bathroom Level 3: Outdoor Terrace Outdoor Planter Master ensuite with walk-in-wardrobe and study and Lounge 5) Luxurious materials and finishings 6) Park 2 Never be afraid to host. Street parking aplenty. 7) 5 min drive to food and amenities at NEX 8) Walk to Lorong Chuan MRT 9) Within 1km to St.Gabriel's Primary School & Yangzheng Primary School Appreciate all enquiries via calls, WhatsApp or SMS. THANKS! Pamela 9022XXXX *Layout plans upon request. ***************************************************************** I am also marketing other LANDED PROPERTIES In Districts 9,10,11,13, 14, 15,16,17,19,20, 21 and 23 SUB Divisible PLOTs GCB, Bungalows, SemiD and Terraces Serangoon Gardens,Cotswold Close, Braddell Heights, Lynwood, Chiltern Dr, Clifton Vale, Sommerville, Dunsfold, Melrose, Sunridge Park, Matlock, MacKerrow, Daisy Ave, Mussel Hill, Wolskel , Thomson
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
Calculating fair value from URA transaction data…
Automated Valuation based on 38 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$4.72M
S$674 psf
Asking Price
S$9.90M
S$3,147 psf
vs Market
+109.7%
vs Last Done
+481.7%
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 located in Geylang, with a remaining lease of 84 years, stands at an estimated value of $4,719,911, translating to a price per square foot of $674. This valuation reflects a significant market signal, indicating a premium of 109.7% above the baseline value for similar properties in the area. Such an elevated valuation underscores the strength and desirability of Geylang as a residential location, particularly for HDB Executive flats which are known for their spacious layouts and family-oriented amenities.
Our analysis is bolstered by data from 38 recent HDB resale transactions within the vicinity, providing a robust foundation for this valuation. The high model confidence associated with this estimate suggests a reliable alignment with current market trends, which are influenced by factors such as local amenities, connectivity, and the overall demand for housing in Geylang. As the market continues to evolve, the longevity of the remaining lease, combined with the unique characteristics of the property, positions this HDB Executive flat as a highly sought-after asset in a thriving urban locale.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.