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…
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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$1,059 psf
Asking Price
S$900,000
S$899 psf
vs Market
-15.1%
vs Last Done
-8.2%
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$988
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$1,059
Recent Comparable Transactions
10 shown · 38 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -7.6% vs FV | 99yr from 2016 |
Apr 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -7.6% vs FV | 99yr from 2016 |
Apr 2026 | Blk 18A CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,058,888 | ▼S$1,058 -0.1% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▼S$961 -9.3% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▼S$996 -5.9% vs FV | 99yr from 2016 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$1,008,000 | ▼S$1,007 -4.9% vs FV | 99yr from 2016 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,020,888 | ▼S$1,020 -3.7% vs FV | 99yr from 2016 |
Jan 2026 | Blk 18A CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$918,888.88 | ▼S$918 -13.3% vs FV | 99yr from 2016 |
Jan 2026 | Blk 17A CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$985,000 | ▼S$984 -7.1% vs FV | 99yr from 2016 |
Jan 2026 | Blk 18A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -7.6% vs FV | 99yr from 2016 |
Dec 2025 | Blk 17B CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,000,000 | ▼S$999 -5.7% vs FV | 99yr from 2016 |
Blk 17B CIRCUIT RD
Apr 2026 · Floor 07 TO 09
-7.6% vs FV
Blk 17B CIRCUIT RD
Apr 2026 · Floor 07 TO 09
-7.6% vs FV
Blk 18A CIRCUIT RD
Apr 2026 · Floor 16 TO 18
-0.1% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-9.3% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-5.9% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 10 TO 12
-4.9% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 16 TO 18
-3.7% vs FV
Blk 18A CIRCUIT RD
Jan 2026 · Floor 04 TO 06
-13.3% vs FV
Blk 17A CIRCUIT RD
Jan 2026 · Floor 10 TO 12
-7.1% vs FV
Blk 18A CIRCUIT RD
Jan 2026 · Floor 07 TO 09
-7.6% vs FV
Blk 17B CIRCUIT RD
Dec 2025 · Floor 13 TO 15
-5.7% vs FV
HELIOS AI Analysis
The valuation of the HDB 4-room unit located in Geylang, with an estimated value of $1,059,640 ($1,059 PSF), reflects a compelling opportunity within the current market landscape. With a remaining lease of 88 years, this property not only benefits from a significant tenure that appeals to both first-time buyers and seasoned investors but also positions itself favorably amidst the evolving dynamics of the Singapore real estate market. The strong model confidence rating of 'High' is supported by a thorough analysis of 38 recent HDB resale transactions in the vicinity, ensuring that the valuation is grounded in robust empirical data.
The current market signal indicates a 'Good Deal,' with a notable 15.1% difference from the baseline valuation. This positive differential suggests that the property is competitively priced relative to similar offerings in the area, enhancing its attractiveness to potential buyers. The Geylang district, known for its vibrant culture and strategic location, continues to witness demand resilience, further underpinning the value proposition of this HDB unit. As market conditions evolve and leasehold properties become increasingly sought after, this unit stands as a prime candidate for both investment and occupancy, promising potential for appreciable returns in the long term.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.