7 Upper Aljunied Lane 360007, Joo Seng, Central Region, Singapore
$900,000
4 room HDB for sale | 7 Upper Aljunied Lane | high floor | excellent connectivity Well positioned 4 room HDB located in the city fringe. This high floor unit enjoys good ventilation, natural light, and convenient access to transport, food, and lifestyle amenities. Unit highlights: • High floor unit with bright and breezy environment • Functional and efficient 4 room layout • Spacious living and dining area • Well ventilated with good natural light • Ideal for families and buyers seeking a central location Location benefits: Excellent transport connectivity • Easy access to the city and CBD • Convenient connection to Pan Island Expressway and Kallang–Paya Lebar Expressway Shopping and lifestyle amenities • Minutes to Paya Lebar Quarter lifestyle hub • Close to Paya Lebar Square and SingPost Centre • Minutes to Woodleigh mall and Woodleigh MRT and bus interchange • Supermarkets, retail shops, and daily conveniences nearby Food paradise • Surrounded by popular eateries and coffeeshops • Woodleigh hawker centre minutes away Schools nearby • 1km to Cedar Primary and Maris Stella Primary (both co-ed schools) • 1 to 2km to Paya Lebar Primary, Saint Andrew and Yangzheng Pri A great opportunity to own a well located home in the city fringe with strong transport connectivity and vibrant surroundings. Contact for viewing today.
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
123
Average Price
S3.8M
Total Value
S465.1M
Calculating fair value from URA transaction data…

License: L3002382K
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$1.06M
S$1,054 psf
Asking Price
S$900,000
S$899 psf
vs Market
-14.7%
vs Last Done
-6.5%
Tenure
88 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Bartley
858m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
38 comparable transactions
S$984
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$1,054
Recent Comparable Transactions
10 shown · 38 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▼S$961 -8.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▼S$961 -8.8% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▼S$996 -5.5% vs FV | 99yr from 2016 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$1,008,000 | ▼S$1,007 -4.5% vs FV | 99yr from 2016 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,020,888 | ▼S$1,020 -3.2% vs FV | 99yr from 2016 |
Jan 2026 | Blk 18A CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$918,888.88 | ▼S$918 -12.9% vs FV | 99yr from 2016 |
Jan 2026 | Blk 17A CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$985,000 | ▼S$984 -6.6% vs FV | 99yr from 2016 |
Jan 2026 | Blk 18A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -7.1% vs FV | 99yr from 2016 |
Dec 2025 | Blk 17B CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,000,000 | ▼S$999 -5.2% vs FV | 99yr from 2016 |
Dec 2025 | Blk 17B CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$960,000 | ▼S$959 -9.0% vs FV | 99yr from 2016 |
Dec 2025 | Blk 18C CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,018,000 | ▼S$1,017 -3.5% vs FV | 99yr from 2016 |
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-8.8% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-8.8% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-5.5% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 10 TO 12
-4.5% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 16 TO 18
-3.2% vs FV
Blk 18A CIRCUIT RD
Jan 2026 · Floor 04 TO 06
-12.9% vs FV
Blk 17A CIRCUIT RD
Jan 2026 · Floor 10 TO 12
-6.6% vs FV
Blk 18A CIRCUIT RD
Jan 2026 · Floor 07 TO 09
-7.1% vs FV
Blk 17B CIRCUIT RD
Dec 2025 · Floor 13 TO 15
-5.2% vs FV
Blk 17B CIRCUIT RD
Dec 2025 · Floor 04 TO 06
-9.0% vs FV
Blk 18C CIRCUIT RD
Dec 2025 · Floor 16 TO 18
-3.5% vs FV
HELIOS AI Analysis
The valuation of the 4-room HDB unit in Geylang, set at an estimated value of $1,055,272 ($1,054 PSF), reflects a robust market position, supported by a remaining lease of 88 years. This substantial lease term enhances the property’s appeal, particularly among families and investors who prioritize long-term value retention. The strong demand for residential properties in Geylang, driven by its strategic location and vibrant community, further augments the desirability of this listing.
With a market signal indicating a "Good Deal," characterized by a compelling 14.7% difference from the baseline, this valuation signifies a favorable opportunity for prospective buyers. The analysis is grounded in a thorough examination of 38 recent HDB resale transactions in the vicinity, which lends a high level of confidence to our model. The consistent transaction activity in Geylang underscores the area's resilience and attractiveness, making this property a strategic investment choice in Singapore's evolving real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.