Lorong Marican, Kembangan, East Region, Singapore
$6,800,000
Experience modern luxury in the heart of the Kembangan landed enclave. This newly completed freehold residence offers a seamless blend of sophisticated design, multi-generational functionality, and unparalleled convenience. Property Overview Type: 3-Storey Semi-Detached with Attic, Lift, and Pool Tenure: Freehold Land Size: approx. 2,160 sqft Built-up Area: approx. 4,166 sqft Configuration: 6 Bedrooms + 1 Helper’s Room | 5 Bathrooms Parking: Spacious car porch for up to 3 cars Key Highlights Modern Architectural Design: A stunning contemporary facade with clean lines and premium finishes throughout. Private Lift & Pool: A home lift serving all levels for elderly-friendly accessibility and a private swimming pool perfect for relaxation or hosting guests. Thoughtful Layout Level 1: Grand living and dining area with high ceilings, open-concept dry/wet kitchen, and en-suite helper's room. Level 2: Luxurious Master Bedroom with walk-in wardrobe and two additional spacious bedrooms. Level 3: Junior Master Suite and two more common bedrooms. Attic: A versatile open roof terrace offering breezy views, ideal for a sky garden or outdoor gym. Prime Location & Connectivity: MRT: 9-minute walk (approx. 730m) to Kembangan MRT (EW6). Schools: Within 1km of Eunos Primary School and close to Telok Kurau Primary and St. Stephen's School. Lifestyle: Minutes away from the vibrant eateries and cafes at Siglap, Frankel, and Joo Chiat. Expressways: Quick access to PIE and ECP for a smooth commute to the CBD and Changi Airport.
Loading map...
Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…
Disclaimer: The information provided on Listings.sg is for general informational purposes only. While we strive to ensure the accuracy of property listings, they are subject to change. If you notice any inaccuracies, fraudulent activity, or issues with this listing, please report it to our support team.
Automated Valuation based on 37 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.84M
S$682 psf
Asking Price
S$6.80M
S$3,148 psf
vs Market
+139.4%
vs Last Done
+380.6%
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 DoneMay 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 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 |
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 |
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 |
Nov 2025 | Blk 133 GEYLANG EAST AVE 1 Floor 04 TO 06 | 1,572sqft | S$998,888 | ▼S$636 -6.7% 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 +2.6% vs FV | 99yr from 1987 |
Aug 2025 | Blk 333 UBI AVE 1 Floor 04 TO 06 | 1,572sqft | S$938,000 | ▼S$597 -12.5% 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 +5.9% vs FV | 99yr from 1987 |
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% 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 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.7% vs FV
Blk 133 GEYLANG EAST AVE 1
Nov 2025 · Floor 04 TO 06
-6.7% vs FV
Blk 130 GEYLANG EAST AVE 1
Oct 2025 · Floor 04 TO 06
+2.6% vs FV
Blk 333 UBI AVE 1
Aug 2025 · Floor 04 TO 06
-12.5% vs FV
Blk 130 GEYLANG EAST AVE 1
Jul 2025 · Floor 13 TO 15
+5.9% vs FV
HELIOS AI Analysis
In the vibrant and evolving district of Geylang, the valuation of this HDB Executive unit reflects a significant market phenomenon, with an estimated value of $2,840,232, translating to a compelling $682 PSF. The remaining lease of 82 years positions this property favorably within the landscape of Singapore's public housing, where longevity of leasehold is a critical component for buyer confidence and investment appeal. This valuation not only underscores the enduring desirability of Geylang as a sought-after residential enclave but also highlights the ongoing trend of strong demand for larger HDB configurations that cater to families and multi-generational living.
The current market signal indicates that this property is priced significantly above the baseline, with a remarkable 139.4% difference from the average market rate in the vicinity. Such a premium valuation is supported by an extensive analysis of 37 recent HDB resale transactions in the area, which reflects the heightened interest and competitive bidding environment characteristic of Geylang's real estate market. The model confidence level is classified as high, reinforcing the reliability of the valuation amidst current market dynamics. Investors and prospective buyers should note that this property not only represents an opportunity for immediate occupancy but also a strategic long-term investment in one of Singapore's most dynamic districts.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.