Experience the pinnacle of contemporary landed living in this brand-new architectural piece. Nestled within the exclusive Serangoon-Lorong Chuan estate, this home is designed for those who appreciate massive interior volumes, contemporary light tones and a beautiful sanctuary to call their own. Key Architectural & Property Highlights: * Distinctive Modern Design with modern earthly aesthetics * Voluminous Layout that spans 4 levels, including a unique basement entertainment area, centered around internal greenery * Substantial Space with a massive built-up area of 9,827sqft * 6 Bedrooms with 3 family rooms, offering ample privacy for multi-generational living * Sophisticated Finishes with high-end interiors, featuring a wet and dry kitchen concept * Generous Parking Space that fits 4 cars comfortably * Internal Lift offering convenient access to all floors The Ideal Exclusive Location: * Located in the highly sought after Serangoon estate, known for its strong connectivity to town and signature landed enclave vibes * Close to Lorong Chuan MRT along the Circle Line * Amenities & Lifestyle within reach with options such as Nex Shopping Mall, New Tech Park, My Village at Serangoon Gardens etc * Quality Education with several local and international schools within close proximity * Green Spaces & Recreation abound with neighborhood parks and nature trails in the vicinity This is a unique opportunity to own a beautifully designed, move-in ready home in one of Singapore's most prestigious landed estates. Contact us now for your private viewing Jeslynn Tan 9776XXXX District Division Director Vista Division (A member of Shine Group) ERA Realty Network
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Total Transactions
3
Average Price
S3.6M
Total Value
S10.8M
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$6.63M
S$674 psf
Asking Price
S$16.80M
S$3,348 psf
vs Market
+153.5%
vs Last Done
+518.9%
Tenure
84 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Lorong Chuan
535m 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 unit located in Geylang, with a remaining lease of 84 years, stands at an estimated value of $6,626,081, translating to $674 per square foot (PSF). This valuation reflects an impressive market signal, indicating a substantial premium of 153.5% over the baseline, showcasing the property's strong demand and desirability within the vibrant Geylang precinct. Given the area's rich cultural tapestry and strategic connectivity, such a valuation is not only justifiable but also indicative of the evolving market dynamics that favor properties with extended leases and unique offerings.
Our analysis, grounded in data from 38 recent HDB resale transactions in the vicinity, reveals a robust confidence level in this valuation, categorized as high. The Geylang region has consistently attracted both homeowners and investors due to its balance of heritage charm and urban convenience. The remaining lease of 84 years further accentuates the investment potential, as properties with longer leases are often favored in the HDB market, ensuring sustained interest and competitive pricing. As the real estate landscape continues to adapt to changing buyer preferences, this executive unit is poised to maintain its value and appeal in the coming years.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.