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…
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Automated Valuation based on 35 HDB resale transactions (data.gov.sg)
Fair Value
S$4.81M
S$687 psf
Asking Price
S$9.90M
S$3,147 psf
vs Market
+105.8%
vs Last Done
+350.2%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
35 comps
Nearest MRT
Lorong Chuan
546m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
35 comparable transactions
S$642
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$687
Recent Comparable Transactions
10 shown · 35 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 +1.7% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +1.7% vs FV | 99yr from 1986 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -2.8% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▼S$636 -7.4% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▼S$630 -8.3% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▼S$614 -10.6% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -1.0% vs FV | 99yr from 1985 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -21.3% vs FV | 99yr from 1986 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -7.4% 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 +1.9% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -13.1% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+1.7% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+1.7% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-2.8% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
-7.4% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
-8.3% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
-10.6% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-1.0% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-21.3% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-7.4% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+1.9% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-13.1% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive property in Geylang, with a remaining lease of 84 years, stands at an estimated value of $4,810,641, translating to a price per square foot (PSF) of $687. This valuation positions the property significantly above the market baseline, reflecting a 105.8% premium compared to comparable sales in the vicinity. Such a robust valuation suggests a strong demand for HDB Executive units in this area, driven by factors including location desirability, accessibility, and community amenities.
Recent data drawn from 35 resale transactions in Geylang further reinforces this valuation, showcasing a high confidence level in the model's accuracy. The dynamics of the local property market indicate a shift towards higher valuations for properties with extended leases, especially in mature estates like Geylang. As buyers increasingly prioritize longevity in their investments, properties with 80+ years of leasehold remaining are perceived as more valuable, thus contributing to the upward pressure on prices. This trend underlines the importance of lease tenure in the HDB market and its significant impact on property valuations.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.