8a Upper Boon Keng Road 381008, Boon Keng, Central Region, Singapore
$1,150,000
Genuine Listing - 1055sqft 4 room flat & 90 years lease left! Contact Linda 9061XXXX for viewing Unit Attributes * 1055sqft (A bigger size 4 room flat in the blk) * Well Maintained * Bright with good flow of natural light and breeze * Tastefully Renovated * Well planned & sufficient amount of carpentry. * 3 bedrooms intact and very good size * Kitchen with Island table * Ideal for low floor lovers * Move in Condition * Direct connected to MSCP Location: * Approximately 3 mins walk to Kallang MRT (Easy & breezy walk!) * Entertainment within easy reach. 15 mins walk to Kallang Stadium for Concert or Shows! No need to worry about transport and the jam home. * Many upside potential growth in Kallang as part of URA masterplan. * Sheng Siong Supermarket & NTUC FairPrice within minutes walk Primary Schools 1km to 2km * Bendemeer Primary School * Methodist School ( Primary) * Hong Wen School Secondary School Within 2km * Geylang Methodist Secondary School * Bendemeer Secondary School * Northlight School Welcome to your dream home! This stunning 3 bedroom, 2 bathroom HDB is available for sale and is located at 8A, Upper Boon Keng Road, Singapore. With a generous size of 1055 sqft, this property offers ample space for your family to thrive. Enjoy the convenience of being just a short walk from Kallang MRT Station, ensuring easy access to the rest of the city. Don’t miss out on this incredible opportunity to own a lovely home in a vibrant neighborhood. Act now and make this property yours today!
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: L3002382K
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Automated Valuation based on 38 HDB resale transactions (data.gov.sg) · 3 outliers removed (IQR)
Fair Value
S$1.14M
S$1,085 psf
Asking Price
S$1.15M
S$1,090 psf
vs Market
+0.4%
vs Last Done
+13.4%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
38 comps
Nearest MRT
Kallang
242m away · +5% 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
+5%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,085
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 -11.4% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17B CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$962,000 | ▼S$961 -11.4% vs FV | 99yr from 2016 |
Mar 2026 | Blk 17A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$997,000 | ▼S$996 -8.2% vs FV | 99yr from 2016 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$1,008,000 | ▼S$1,007 -7.2% vs FV | 99yr from 2016 |
Feb 2026 | Blk 18D CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,020,888 | ▼S$1,020 -6.0% vs FV | 99yr from 2016 |
Jan 2026 | Blk 18A CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$918,888.88 | ▼S$918 -15.4% vs FV | 99yr from 2016 |
Jan 2026 | Blk 17A CIRCUIT RD Floor 10 TO 12 | 1,001sqft | S$985,000 | ▼S$984 -9.3% vs FV | 99yr from 2016 |
Jan 2026 | Blk 18A CIRCUIT RD Floor 07 TO 09 | 1,001sqft | S$980,000 | ▼S$979 -9.8% vs FV | 99yr from 2016 |
Dec 2025 | Blk 17B CIRCUIT RD Floor 13 TO 15 | 1,001sqft | S$1,000,000 | ▼S$999 -7.9% vs FV | 99yr from 2016 |
Dec 2025 | Blk 17B CIRCUIT RD Floor 04 TO 06 | 1,001sqft | S$960,000 | ▼S$959 -11.6% vs FV | 99yr from 2016 |
Dec 2025 | Blk 18C CIRCUIT RD Floor 16 TO 18 | 1,001sqft | S$1,018,000 | ▼S$1,017 -6.3% vs FV | 99yr from 2016 |
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-11.4% vs FV
Blk 17B CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-11.4% vs FV
Blk 17A CIRCUIT RD
Mar 2026 · Floor 07 TO 09
-8.2% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 10 TO 12
-7.2% vs FV
Blk 18D CIRCUIT RD
Feb 2026 · Floor 16 TO 18
-6.0% vs FV
Blk 18A CIRCUIT RD
Jan 2026 · Floor 04 TO 06
-15.4% vs FV
Blk 17A CIRCUIT RD
Jan 2026 · Floor 10 TO 12
-9.3% vs FV
Blk 18A CIRCUIT RD
Jan 2026 · Floor 07 TO 09
-9.8% vs FV
Blk 17B CIRCUIT RD
Dec 2025 · Floor 13 TO 15
-7.9% vs FV
Blk 17B CIRCUIT RD
Dec 2025 · Floor 04 TO 06
-11.6% vs FV
Blk 18C CIRCUIT RD
Dec 2025 · Floor 16 TO 18
-6.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 4 Room property in Geylang, estimated at $1,144,912 (or $1,085 PSF), reflects a robust demand for HDB units in this vibrant district. With a remaining lease of 89 years, this property benefits from a relatively long tenure, which is a crucial factor for potential buyers as it enhances the investment appeal and long-term value. The estimated valuation is closely aligned with the current market price, demonstrating a minimal deviation of 0.4% from the baseline, indicative of a stable and competitive market environment.
The analysis draws from a comprehensive review of 38 recent HDB resale transactions in the vicinity, which underpins the model's high confidence level. This data not only reinforces the estimated value but also highlights Geylang's resilience in the face of fluctuating market conditions. The area continues to attract interest due to its strategic location, connectivity, and cultural vibrancy, making such properties desirable for both homeowners and investors alike. As the market dynamics evolve, this HDB unit stands as a prime example of a sound investment opportunity within Singapore's increasingly competitive real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.