38 Upper Boon Keng Road 380038, Boon Keng, Central Region, Singapore
$628,000
Blk 38 Upper Boon Keng Rd is located 470m from Geylang Bahru MRT station (DT24), within walking distance to Geylang Bahru market and hawker center, and many amenities like shops, coffeeshops, NTUC supermarkets, etc. are all within reach. - Geylang Bahru MRT (470 m) - Kallang MRT! (780 m) - Model: 5-Room, Standard - Size: 119 sqm (1281 sqft) - Squarish layout - No West sun - Bright & breezy - No extension of stay is required - No ethnic group or citizenship restriction - Dealing with a motivated seller Schools within 1km BENDEMEER PRIMARY SCHOOL GEYLANG METHODIST SCHOOL (PRIMARY) This property is only available to buyers/buyer's agents who act NOW! Viewing appointment call/Whatsapp Kelvin Neo @_9025XXXX Disclaimer: - The price of the subject property stated is for a guide only - The size/area of the subject property stated is approximate, the actual size/area is based on on-site inspection - Photographs/videos posted are for illustration purposes they may differ from the subject property - The school's information was obtained from https://www.onemap.gov.sg/v2/ accurate at the time of the query
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 28 HDB resale transactions (data.gov.sg)
Fair Value
S$534,819
S$418 psf
Asking Price
S$628,000
S$490 psf
vs Market
+17.4%
vs Last Done
-24.7%
Tenure
48 yrs
99-year Leasehold · ⚠️ Short lease
Confidence
High
28 comps
Nearest MRT
Geylang Bahru
474m away · +5% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
28 comparable transactions
S$580
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.686
MRT Proximity
Within 500m / 1km
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$418
Recent Comparable Transactions
10 shown · 28 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneFeb 2026 | Blk 50 SIMS DR Floor 19 TO 21 | 1,259sqft | S$820,000 | ▲S$651 +55.7% vs FV | 99yr from 1977 |
Feb 2026 | Blk 50 SIMS DR Floor 19 TO 21 | 1,259sqft | S$820,000 | ▲S$651 +55.7% vs FV | 99yr from 1977 |
Dec 2025 | Blk 7 HAIG RD Floor 04 TO 06 | 1,270sqft | S$753,000 | ▲S$593 +41.9% vs FV | 99yr from 1976 |
Nov 2025 | Blk 7 HAIG RD Floor 04 TO 06 | 1,270sqft | S$765,000 | ▲S$602 +44.0% vs FV | 99yr from 1976 |
Oct 2025 | Blk 50 SIMS DR Floor 10 TO 12 | 1,259sqft | S$778,888 | ▲S$618 +47.8% vs FV | 99yr from 1977 |
Sep 2025 | Blk 23 EUNOS CRES Floor 07 TO 09 | 1,259sqft | S$695,000 | ▲S$552 +32.1% vs FV | 99yr from 1977 |
Sep 2025 | Blk 6 HAIG RD Floor 04 TO 06 | 1,270sqft | S$780,000 | ▲S$614 +46.9% vs FV | 99yr from 1976 |
Aug 2025 | Blk 15 EUNOS CRES Floor 04 TO 06 | 1,259sqft | S$748,000 | ▲S$594 +42.1% vs FV | 99yr from 1977 |
Jul 2025 | Blk 6 HAIG RD Floor 16 TO 18 | 1,238sqft | S$775,000 | ▲S$626 +49.8% vs FV | 99yr from 1976 |
Jul 2025 | Blk 4 HAIG RD Floor 10 TO 12 | 1,615sqft | S$950,000 | ▲S$588 +40.7% vs FV | 99yr from 1976 |
Apr 2025 | Blk 14 EUNOS CRES Floor 16 TO 18 | 1,259sqft | S$768,000 | ▲S$610 +45.9% vs FV | 99yr from 1977 |
Blk 50 SIMS DR
Feb 2026 · Floor 19 TO 21
+55.7% vs FV
Blk 50 SIMS DR
Feb 2026 · Floor 19 TO 21
+55.7% vs FV
Blk 7 HAIG RD
Dec 2025 · Floor 04 TO 06
+41.9% vs FV
Blk 7 HAIG RD
Nov 2025 · Floor 04 TO 06
+44.0% vs FV
Blk 50 SIMS DR
Oct 2025 · Floor 10 TO 12
+47.8% vs FV
Blk 23 EUNOS CRES
Sep 2025 · Floor 07 TO 09
+32.1% vs FV
Blk 6 HAIG RD
Sep 2025 · Floor 04 TO 06
+46.9% vs FV
Blk 15 EUNOS CRES
Aug 2025 · Floor 04 TO 06
+42.1% vs FV
Blk 6 HAIG RD
Jul 2025 · Floor 16 TO 18
+49.8% vs FV
Blk 4 HAIG RD
Jul 2025 · Floor 10 TO 12
+40.7% vs FV
Blk 14 EUNOS CRES
Apr 2025 · Floor 16 TO 18
+45.9% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room property in Geylang, with a remaining lease of 48 years, stands at an estimated value of $534,819, translating to a price per square foot of $418. This valuation is notably positioned above the market baseline by 17.4%, indicating a robust demand for properties in this vibrant precinct. The strong performance is supported by a comprehensive analysis of 28 recent HDB resale transactions within the vicinity, demonstrating a consistent upward trend in property values fueled by the area's strategic location and amenities.
Given the remaining lease period of 48 years, this property offers a unique opportunity for both homeowners and investors. The high model confidence reflects a thorough evaluation of market dynamics, including demographic shifts and urban development initiatives in Geylang. As buyer sentiment strengthens amidst a competitive real estate landscape, properties like this HDB unit are likely to attract keen interest, underscoring the importance of leasehold duration in the overall valuation and investment potential in Singapore's evolving housing market.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.