Mackerrow Road, Lorong Chuan, North-east Region, Singapore
$9,480,000
PROPNEX EMINENCE LANDED TEAM Think Landed Think Eminence Landed ~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~ Brand New 2.5 storeys with mez Storey Semi-D @ Braddell Heights/Lorong Chuan/Serangoon Nex - Tenure : Freehold - Land : 3106 sqft - Build : 7200 sqft - Facing : 0 - Rooms : 7 + 0 + 1 - Bath : 7 Features : - Pair of brand new semi-detached house at Mackerrow Road Singapore, a rare 2.5 storey luxury home with mezzanine levels designed as an architectural masterpiece by an award winning architect. This exceptional Mackerrow Road semi detached property features 7 spacious bedrooms with attached bathrooms, a private swimming pool, and parking for up to 5 cars, offering both elegance and practicality for large families. The home includes a street level basement with a grand welcome foyer and guest rooms, creating a luxurious arrival experience and ideal space for visitors. - Located in the sought after Serangoon and Woodleigh area, this Mackerrow Road landed property is within 1 km to St Gabriel’s Primary School and Yangzheng Primary School, making it highly attractive for families seeking good primary schools. Prestigious international schools such as Australian International School, Brighton College Singapore and Stamford American International School are also nearby. Residents enjoy excellent lifestyle convenience with Serangoon NEX shopping mall and Woodleigh Mall just minutes away. - Connectivity is superb with Lorong Chuan MRT, Woodleigh MRT and Serangoon MRT close by, providing seamless access to the city and other parts of Singapore. This Mackerrow Road Singapore luxury semi detached house combines prime location, top schools, modern architecture and outstanding connectivity, making it an exceptional landed property opportunity in District 13 Mackerrow Road Croucher Road Sommerville Road Sommerville Walk Wolskel Road Vaughan Road Daisy Road Daisy Avenue Muswell Hill Dunsfold Drive Lynw
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.7M
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$2.09M
S$674 psf
Asking Price
S$9.48M
S$1,317 psf
vs Market
+352.7%
vs Last Done
+143.4%
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 $2,094,292, translating to a price per square foot (PSF) of $674. This valuation is notably above the market baseline, reflecting a significant 352.7% difference. Such a premium suggests a robust demand for HDB properties in this vibrant precinct, where the interplay of location, amenities, and future developments drives investor interest.
The model confidence rating of high indicates a strong alignment with current market trends, underpinned by data from 38 recent HDB resale transactions in the vicinity. This data not only reinforces the valuation but also highlights the resilience of Geylang as a sought-after residential area. The remaining lease of 84 years adds a layer of appeal, as buyers often consider the lease duration as a key factor in long-term investment potential. As the market continues to evolve, this property exemplifies the dynamics of urban living in Singapore, where strategic location and quality of life remain paramount.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.