Lorong Marican, Kembangan, East Region, Singapore
$5,350,000
This property is marketed exclusively by Ryan Heng. This fully renovated and well-maintained 2.5-storey landed home is in move-in-ready condition, offering a practical layout and generous living spaces ideal for family living. The property sits on a regular-shaped land plot with an approximate frontage of 6.6 metres and a depth of more than 28 metres, providing a well-balanced and efficient layout. The home also enjoys a pleasant, generally unblocked outlook, offering good natural light and privacy. Key Details • Land size: ~2,000 sqft • Built-up area: ~3,200sqft (approx.) • 5 bedrooms | 6 bathrooms • Private swimming pool • Wet & dry kitchens • Automatic gate Layout Highlights • Spacious living and dining areas • Two wet kitchens suitable for heavier cooking • Level 1 bedroom with attached bathroom (ideal for guests or elderly) • Common toilet serving living areas • Dedicated helper’s room with attached toilet • Level 2 - 2bedroom with attached bathroom • Master bedroom with full wardrobes and his-and-hers bathroom • Attic with ensuite room and flexible multi-purpose space Location & Convenience • Walking distance to NTUC FairPrice and nearby coffee shop • Approx. 0.64 km to Kembangan MRT (East–West Line) • Near Telok Kurau Primary School, Maha Bodhi School, and Manjusri Secondary School A well-renovated landed home offering space, comfort, and everyday convenience in a prime East location. This property is marketed exclusively by Ryan Heng. Viewings strictly by appointment only.
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Total Transactions
4
Average Price
S7.9M
Total Value
S31.6M
Calculating fair value from URA transaction data…
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Automated Valuation based on 37 HDB resale transactions (data.gov.sg) · 1 outliers removed (IQR)
Fair Value
S$2.18M
S$682 psf
Asking Price
S$5.35M
S$2,675 psf
vs Market
+145.2%
vs Last Done
+282.7%
Tenure
82 yrs
99-year Leasehold · Balance remaining
Confidence
High
37 comps
Nearest MRT
Kembangan
585m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
37 comparable transactions
S$637
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$682
Recent Comparable Transactions
10 shown · 37 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Mar 2026 | Blk 53 PIPIT RD Floor 13 TO 15 | 1,572sqft | S$1,098,000 | ▲S$699 +2.5% vs FV | 99yr from 1986 |
Jun 2025 | Blk 53 PIPIT RD Floor 04 TO 06 | 1,572sqft | S$1,050,000 | ▼S$668 -2.1% vs FV | 99yr from 1986 |
Aug 2024 | Blk 53 PIPIT RD Floor 07 TO 09 | 1,572sqft | S$1,000,000 | ▼S$636 -6.7% vs FV | 99yr from 1986 |
Jun 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$990,000 | ▼S$630 -7.6% vs FV | 99yr from 1986 |
May 2024 | Blk 53 PIPIT RD Floor 10 TO 12 | 1,572sqft | S$965,000 | ▼S$614 -10.0% vs FV | 99yr from 1986 |
May 2026 | Blk 842 SIMS AVE Floor 04 TO 06 | 1,604sqft | S$1,050,000 | ▼S$655 -4.0% vs FV | 99yr from 1985 |
May 2026 | Blk 842 SIMS AVE Floor 13 TO 15 | 1,604sqft | S$1,015,000 | ▼S$633 -7.2% vs FV | 99yr from 1985 |
May 2026 | Blk 326 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$943,000 | ▼S$600 -12.0% vs FV | 99yr from 1986 |
Apr 2026 | Blk 846 SIMS AVE Floor 10 TO 12 | 1,604sqft | S$1,090,000 | ▼S$680 -0.3% vs FV | 99yr from 1985 |
Jan 2026 | Blk 333 UBI AVE 1 Floor 01 TO 03 | 1,572sqft | S$850,000 | ▼S$541 -20.7% vs FV | 99yr from 1986 |
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 53 PIPIT RD
Mar 2026 · Floor 13 TO 15
+2.5% vs FV
Blk 53 PIPIT RD
Jun 2025 · Floor 04 TO 06
-2.1% vs FV
Blk 53 PIPIT RD
Aug 2024 · Floor 07 TO 09
-6.7% vs FV
Blk 53 PIPIT RD
Jun 2024 · Floor 10 TO 12
-7.6% vs FV
Blk 53 PIPIT RD
May 2024 · Floor 10 TO 12
-10.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 04 TO 06
-4.0% vs FV
Blk 842 SIMS AVE
May 2026 · Floor 13 TO 15
-7.2% vs FV
Blk 326 UBI AVE 1
May 2026 · Floor 01 TO 03
-12.0% vs FV
Blk 846 SIMS AVE
Apr 2026 · Floor 10 TO 12
-0.3% vs FV
Blk 333 UBI AVE 1
Jan 2026 · Floor 01 TO 03
-20.7% vs FV
HELIOS AI Analysis
The valuation of the HDB Executive unit located in Geylang, with a remaining lease of 82 years, stands at an estimated value of $2,182,329, translating to a price per square foot (PSF) of $682. This valuation reflects a significant market signal, as it is positioned 145.2% above the baseline, indicating strong demand and perceived value within the area. Such a premium valuation underscores the unique desirability of Geylang, known for its strategic location and vibrant neighborhood, which continues to attract a diverse demographic of buyers.
Furthermore, this analysis is supported by a robust model confidence rating of high, derived from a comprehensive review of 37 recent HDB resale transactions in the vicinity. The data illustrates that the Geylang market remains resilient, with buyers willing to pay above average for properties that offer both longevity in lease and quality of living. As the demand for HDB Executive units persists in this sought-after locale, we anticipate continued appreciation in property values, further solidifying Geylang's status as a premium residential choice in Singapore's dynamic real estate landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.